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|Register Your Land Before July 31st Or Be Jailed For Fake Documents by lawyer(m): 4:37am On Jul 02|
Hiya Folks sorry I haven’t been too regular on Nairaland writing articles of late. Its because I have been working very hard to bring my website www.omonilelawyer.com to life which would bring you all the current real estate news, laws, verified properties for sale and a general one stop bustop for all resources pertaining to purchase of land in Lagos state which should be operational by the 1st of August 2013 and because of that I totally forgot to update you on a serious issue that has to deal with purchasing lands in Lagos and Regularizing your title.
Simply put Uncle Fashola don Vex big time
The Lagos State Government has given a six-month ultimatum which is to end on the 31st of July 2013 to all residents of Lagos state, who have previously purchased land without proper documentation to perfect their title documents and if you fail to regularize your documents within the timeframe, you might attract a very stiff and strict punishment.
The new law which is the Land Use Act (Title Documentation) Regulations, 2012 (the Regulation) signed by Governor Babatunde Fashola in Februray 2013 would make it:
A very serious criminal offence for anybody to file false documents for the purpose of obtaining Certificate of Occupancy (C of O) or Government Consent on land purchased after the Land Use Act, 1978 noting that the state government would no longer entertain any act of sharp practice in land deal and complain bitterly about the rate at which Lagos land owners were presenting forged documents to obtain certificate of occupancy from the state government.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by lawyer(m): 4:39am On Jul 02|
(Fashola is raking that Lagosians are buying lands without obtaining the approved titles and that this sharp practice has promoted assorted problems associated with land transactions. He said many landowners present forged documents in order to obtain Certificates of Occupancy from the state government, thereby describing such practice as criminal and illegal.)
He said the state government’s officials at Land Bureau “are constantly inundated with forged applications by land owners seeking certificates of occupancy on their land,” a practice the governor condemned out rightly.
The governor explained that some of the land owners “present receipts having dates earlier than 1978 to create the impression that they acquired their land before the state’s Land Use Act was promulgated. Such practice is criminal and unwelcome.
Also according to the Lagos State Attorney-General and Commissioner for Justice, Mr Ade Ipaye: "Many applicants (both corporate and individual) applied for Certificate of Occupancy using receipts or other documents which are backdated or forged to create the impression that their transactions predated the Land Use Act in 1978. According to him, this kind of practice is an attempt to circumvent the provisions of the Land Use Act by giving the appearance that the land was vested in the applicants prior to the enactment of the 1978 Act.
“We also know some corporate organizations apply with fake certificates of incorporation and other documents. This is forgery and it violates the law of the state. We cannot continue with this kind of practice. It must stop.”
The governor thus urged all land owners, who had applied for certificate of occupancy with the forged and fake document to withdraw such document or risk being charged and prosecuted accordingly.
The Regulation provides a ‘Grace Period’ of 6 months which would end on the 31st of July 2013 for the category of persons contemplated in the Regulations to regularize their titles, after which they may not be able to do so again.
The implication of failure to regularize within the ‘Grace Period’ will be that such persons may not be able to assign their interests in their land to third parties. However, it seems that such persons may nevertheless grant leases of such properties. Section 3(a) of the Regulations provides that,“Assignees of interests in land after March 29, 1978 shall present Deeds of Assignments or documents of similar intent with their respective applications for Governor’s Consent.” ( Which means in Lay man's terms that you cannot sell your land to another person that will be recognized legally under the Law)
According to him, the extension by the governor was to allow those who bought land after the Land Use Act 1978 to perfect their documents, saying, “forged documents is punishable under section 363 of Criminal Law of Lagos State 2011 and has condemned the use of backdated or forged receipts or documents to apply for Certificate of Occupancy, saying that the government would commence full implementation of the Land Use Law in the state from July 31, 2013.
“This practice constitutes criminal infraction of the Law as it is an offence to forge documents, punishable under section 363 of Criminal Law of Lagos State 2011;Supply of false information to public officials with intent to deceive is punishable under section 96 of the Criminal Law of Lagos State 2011.”
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by lawyer(m): 4:42am On Jul 02|
What Sef is Land Use Act (Title Documentation) Regulations, 2012 (the Regulation)?
The Regulation makes it a requirement for parties to land transactions entered into after March 29, 2012, to declare on oath the particulars of such transactions.
It reconfirms the provisions of section 363(3)e of the Criminal Law of Lagos State 2011, which provides for a penalty of imprisonment for 7 (seven) years in respect of the forgery of documents required for the registration of any title to or interest in land.
In addition, the requirement for oath taking exposes persons providing wrong information relating to their land transactions to the punishment provided under section 96 of the Criminal Law of Lagos State which is the sections that deal with criminal infraction of falsification of documents of land titles, to prosecute people who while applying to the governor to regularize their interest on land titles either provide forged documents or supply false information to deceive public officials to grant them consent.
(ABEG I CANT SHOUT HERE OOOO! No more backyard runs for you guys. If you buy land worth N10Million, no more short changing the Government by writing N500,000 to cut Assessment cost. Almost everyone i know who has bought land of late has a dubious Land Document or forged receipt )
Fashola recognizes the fact that many assignors or purchasers of interests in land, though in exclusive possession, do not hold properly executed deeds on which governor’s consent can be endorsed and for this reason the current regulations become necessary to guide the documentation and perfection processes and to prevent parties in land transactions entered into after March 29, 1978 from using false documents and information.
Under the new regulations, Buyers of Land and parties to land transactions are expected to declare the true details of such transactions in their applications for certificate of occupancy or governor’s consent on oath and present deeds of assignment or similar documents with their respective applications.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by lawyer(m): 4:44am On Jul 02|
WHAT DOES THIS MEAN TO LAGOSIANS WHO HAVE BOUGHT LAND PREVIOUSLY AND WANT TO PERFECT THEIR DOCUMENTS IN LAYMANS TERMS:
1. Those that bought lands from Omonile worth Millions of Naira and Omonile issued you a receipt far below the amount bought, your documents would no longer be perfected and you could be arrested and prosecuted for false declaration.
2. Those that bought lands and put in their Deed of Assignment lower purchasing fees of the land will be subjected to section 363 of the Lagos state criminal code. So you better go and change it before your documents are used as evidence against you to throw you in jail
3. If you have submitted your documents for perfection, c/o or governors consent with the forged documents or dubious receipts, your advised to retract them before JULY 31st unless you will be liable and arrested for forgery or misrepresentation.
4. If you choose not to perfect your documents before the July 31st deadline then your documents will be as good as useless to sell to a third party and will not be recognized under the law except you lease your land not sell.
MY CRITICISM AND FINAL WORD ON THIS ISSUE
These are very stringent and tough conditions imposed on Lagosians and expecting the whole of Lagos to perfect their documents before JULY 31st is very impossible to say the least because apart from a few of us that are into properties, very few people knew about this information in February when the 6 months ‘Grace Period’ was given. Hell, how many people even know there is a new Land Use Act (Title Documentation) Regulations, 2012 (the Regulation)law in existence?
Secondly the Lagos state Government is not being fair when they blame Buyers of land for trying to short change them and producing forged documents to perfect their documents without pointing their Fingers to the Culprits in Chief aka the Alausa Civil Servants at the Land Bureau.
Simply put, they taught us every bad thing we know today on how to short change the government in exchange for their own Egunje. Its an open secret that they will advise you on how to cut corners to save cost for themselves and the clients. I remember years back when i was just trying to register my first set of Governors consent for 2 clients how i was seriously rebuked by one officer there to go and reduce the N3Million price on the deed to N300,000 so that my clients won't incur much charges.
These short changing can be traced to the very high and exorbitant fees to perfect your Governors consent and that's minus egunje and brown envelope for your file to leave the Oga at the top's table. People learnt to reduce the price of purchasing these lands so as to attract a lower assessment rate for the Governors consent. If the price to register and process documents is very reasonable, why would any one want to forge a receipt? It makes no sense and change can only start from the top. Lagos state tax rates of perfection of documents is one of the highest in the world and to make matters worse it could take you so many months or years for your document to come out and that's if you know someone at the Land bureau to push your job.
There is no reason Lawyers or buyers of land would want to forge documents and i for one will never encourage such sharp practices but as long as the Lagos state government turns a blind eye to the fraudulent and sharp practices going on at the Land bureau Alausa, this threat will fail and it will be business as usual. There is no Land owner that wouldn't want to perfect his documents and hold proper deeds to his or her property to give him or her rest of mind but the process of obtaining that document leaves a lot to be desired.
God help us all with respect to the Land perfection Apocalypse of July 31st coming up and i hope you survive Hurricane Fashola and the frightening section 363 if you are a land owner who hasn't perfected your document especially if you possess forged receipts or deeds of assignment. Better run to your Lawyer to help correct these issues and find solutions in time because Jail time is something serious!!!
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by MacLovington(m): 8:39am On Jul 02|
This is very serious indeed.
I have never heard of this new law till now.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by wola44: 9:28am On Jul 02|
Hello lawyer ?
What happen to Omonile who own land personally ( Inherit) and prepare deed of assignment with his name and no land price ?
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Acidosis(m): 1:15pm On Jul 02|
Pls Pls this topic is mis-leading...
Lagos is just a tiny fraction of the entire country..
So could you pls indicate "Lagos" in your headline?
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by freecocoa(f): 1:17pm On Jul 02|
Ah! I been fear o .
On seeing the thread title, I thought it was a national something, I for say whether FG wan use this one now come collect the small land wey I inherit for villa cos me no get money to register better 3 square meal for my belle, talk more of land .
Ngwanu ndi lagos, Eko ni baje o.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by sexymoma(f): 1:17pm On Jul 02|
Shey land wey i use ma money buy abi the wan wey GOVERNMENT give me
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by question(m): 1:20pm On Jul 02|
This new law will unveil lots of the fake land deals and Omonile will not like it at all.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by enobong18: 1:21pm On Jul 02|
OP, CHANGE THAT TOPIC, even if you don't know what to change it to, add in Lagos, OK?
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Acidosis(m): 1:21pm On Jul 02|
freecocoa: Ah! I been fear o .
You see your life?
Eko o ni ba je because Fashola is involve
But if the F.G make a similar declaration.. GEJ for don collect badt insult on this thread..
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Wendyslim(f): 1:22pm On Jul 02|
Ok nah, make I go sharp sharp
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Blessmira: 1:24pm On Jul 02|
c me c wahala o. Wat is dt man wt yello cardbordsheet n d other
fellow in dt pishur doin on my land@ Ikotu. Hmmm dt land is nt 4 sale o. lol
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by sureteeboy(m): 1:24pm On Jul 02|
What about existing houses
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by freecocoa(f): 1:25pm On Jul 02|
Acidosis:Wetin dey worry this one?
Na me invent the slogan?no be lagos motto be that? Omo dey well before I go change am for you o.
My blood dey hot
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Samelfisha(m): 1:25pm On Jul 02|
Na wen diz law start
me sef no read evrythinq
and hw e take affect the fact that am livinq in kd city
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by kokoye(m): 1:28pm On Jul 02|
The stress involved in purchasing and even keeping a piece of land in Lagos is too much sef..na wah!
Then when you start developing..another level of wah!
Can we make life just a lil bit easier for ourselves..must evrything be by fire??
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Nobody: 1:33pm On Jul 02|
The honly land I av is in my fillage o.
Fashiola pay me my money or I ginger ur sister.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Gentle Naaz(m): 1:34pm On Jul 02|
Hw many thunder(LIKE) u wan mk em fire Fasoya
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Sophiegurl(f): 1:35pm On Jul 02|
freecocoa: Ah! I been fear o .Freecocoa lol. Eko baje ti
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Gargantuan: 1:35pm On Jul 02|
Lawyer i need you to shed light more on this topic.
1. i bought my land from omoonile in 2007, and they issued family receipt signed by senior members of their family. what next?
2. Lagos State place a tag number on the property i built on the land, i subsequently been paying ,what the billed described as land use charge for about 2yrs now? what next on perfection on document?
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Marine*etyon: 1:38pm On Jul 02|
Simply a rubbish move.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Gentle Naaz(m): 1:38pm On Jul 02|
question: This new law will unveil lots of the fake land deals and Omonile will not like it at all.Fashola is my close frnd, na wash
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Enangson(m): 1:43pm On Jul 02|
Have no biz with this thread for now, but as a potential Landlord in the Making it would be a crime not to read, get informed and comment.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Oohrhii(m): 1:48pm On Jul 02|
This is the reason am not interested in any land in Lagos..
Untop wetin.. Abeg.. IB land don do me.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by bumtos(m): 1:49pm On Jul 02|
This Fashola with laws.
Well, let them do quick so that another party should take over this lagos. Eko ti baje.
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by godman01(m): 1:49pm On Jul 02|
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by Acidosis(m): 1:56pm On Jul 02|
freecocoa: Wetin dey worry this one?
Hahaha... see you...
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by born2fuck(m): 2:01pm On Jul 02|
Hyper tension nearly kill me until I read "Lagos and Fashola" and hope Amosun won't copy because I just invested in 2 bedroom bungalow in ogun state 3 yrs ago and na only land receipt and family receipt got plus wan silly survey I did with my money, man enter prison on top of his money again 2.5 million invested . Eko don ba je patapata, thank God I no buy d one 4 ikorodu
|Re: Register Your Land Before July 31st Or Be Jailed For Fake Documents by baby_123: 2:03pm On Jul 02|
Are they now going to tell us what the value of our land is? What does the government mean by documents before 1978. Was Lagos not in existence by 1978 and were people not buying land? Lagos state is opening itself up for lawsuit. They will now take my land? Wa gba now? I will sue for 3times the worth of the land. This is a very terrible pronouncement. Some people are not at home right now. They already assess taxes on the land, so what exactly is the problem? This is rubbish abeg. I bought the land, I own it. I pay my taxes and that is where government involvement should end. Shikena. I will do my c/o when I have the chance. If anybody build on my land, they use the building to do gift for me.
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