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moneytalk (m)
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@ Lawyer,
Thanks for your reply kindly inform me once you lay your hand on it and also i will like to know the fate of some properties that cross along two state like the one in Isheri North if it cross to both Lagos and OGun state what can i do.
its like i don't know the boundary most especially between Lagos state and OGun state and who to pay too.
Why do some omo oniles demand payments for e.g Foundation level, Roofing Level e.t.c please do you have some remedies for it am feed up with there attitude, hope to hear from you.
Best Regards.
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P.oj (m)
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Lawyer,
Thanks a million for this information,its most enlightening.I will send you a mail now to see how you can help
me on this matter.
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sundayng (m)
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thanks for your advice
it is really a pieceful information
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joobreel (m)
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@lawyer
There are stll good people in Nigeria. U re one of them. Keep up the good work
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oluwdashmi (f)
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@Lawyer
Thanks for saving us from ignorance. Wonderful work done so far. You are not just a Lawyer but an Educationist (permit me to say that). Keep the cool work up.
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Nestoville (m)
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Thanks Lawyer for all your explanations,they are invaluable, your intended article on ratification is highly awaited. God bless
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celestine7 (m)
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the law, keep up the good work. how about this mowe/ofada properties can one starts processing its c of o.? now. since there is rumour that govt will soon acquire all those properties.thanks kindly reply.
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lawyer (m)
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Thanks y'all for all your kind words. Much appreciated!  But i want to make one observation which is, that this c/o calculation is strictly for lagos and the land bureau in alausa is reviewing the process to add more taxes to pay and more documents to file. When i get the new additions i would post them and that means the amount to be spent would definately increase but we will be waiting for more info from the land bureau! Cheers! |
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baby123
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lawyer God bless u abundantly , for all your efforts
but i beg no vex do u have any idea the fee for residential area at Ago palace way okota isolo lagos state .
i will appreciate if u ask for me
thanks
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jericho
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Insert Quote
Quote from: battleaxe on February 18, 2009, 12:23 PM
@lawyer
From your response, it almost looks like you need to get a governor's consent even if you have a C of O. I thought that the governor's consent is a document required for subsequent property transactions after a C of O had originally being issued on a land/house. As such, if i get a C of O on a land, develop it and don't sell it, there is no need to get a governor's consent. It will only come into place when i decide to sell and the buyer then has to secure a governor's consent subsequent to my earlier C of O granted. Please correct me if I'm wrong.
In that light then, I would think that a governor's consent would not necessarily always superceed a C of O , or what do you think?
A governors consent is the ultimate legal title you can have to get 100% legal backing for any property and it supercedes the C/O any day and time.
For example if there is a court dispute in respect of a particular land between You and I. If you have the governors consent for that land and i have a C/O of that same land, your governor's consent supercedes any title i have to that land because the governor personally has aceeded to you being the true and rightful owner to that land.
In short a C/O is a prelude to getting the Governors consent but has a much greater value over someone that just bought a land with only a deed of assignment and survey plan in case a dispute crops up with you two in respect of that land.
Even if your property has a governors consent on that land and you decide to sell to me using the governors consent as a veritable bargaining chip to value the worth of your house, if i buy it from you, i will still have to apply for the governors consent in my own name for it to reflect. The only good thing is that i wont have to go through the process of obtaining a certificate of occupancy again since you have already done it before to get the governors consent. There seems to be a slight mix up here: A Certificate of Occupancy is only issued for Government allocated Land. Governor's consent is required to validate every subsequent transaction of real property. For example, where Mr A buys a piece of Property directly from the State Government, he is issued a letter of allocation and he then proceeds to obtain his C of O from the Government. However, where he subsequently decides to sell it to Mr B, Mr B must obtain Governor's consent for the sale to be valid. For every subsequent sale of the property, only the Governor's consent is required. Though any subsequent purchaser can proceed to obtain a new C of O in his own name. So to say that Governor's consent supersedes a C of O is not entirely true. It would depend on the particular circumstances on the case. In this regard, Battleaxe is correct in his analysis. J |
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lawyer (m)
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Oga Jericho  Your so correct. I missed the question totally and my mind was going to tendering superior documents in court when there is a dispute between a C/O and Governors consent relating to the same land. I forgot to add that it is when there is a subsequent transaction that the Govenors consent is required in most cases. Thanks for pointing it out!  Omonile don scatter my head with so so fake c/o and i was just trying to point out the differences. |
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jericho
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Lawyer,
Nice talking to you yesterday. Will send some referrals your way soon.
Keep up d good work.
Cheers.
J
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ALHAJI ali (m)
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Lawyer how u de?pls if one buys a land from original owner with c of o and approved drawings (approved in1994) bought the land in in 99,wish to start build now in 2009,what do i need to do?do i still have to go for renewal of this approved drawings?or they done expire?i ve original c of o and changed them to my name with heavy stamp duties and all fees paid to lagos state govt already,given consent in my name,pls advise me,( dobinax1@yahoo.com)thank you the law |
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moshino (m)
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Lawyer is constantly giving us all wonderful, helpful and free information here. Everyone is saying 'thank you lawyer', 'God bless you lawyer', 'your wife will deliver fine fine pikins for you', 'you be nice naija man lawyer'. All that is all good I'm sure, but how about sending him a six pack of something cold every 2 days or sending him 3k recharge card every week or maybe a plot of land somewhere.
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ajileko
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Ok the lawyer, here is a six pack of miller light for you and please don't dring and drive.
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Nimshi
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Now to the Governor's consent
Now lets break it down simply (Abeg carry your calculator as you de read am o! I can't shout anymore):
Tip 1: Every area in lagos state has its own separate fees to pay for the governor's consent. I will illustrate with 5 real examples.
a. If you have a property in AKOWONJO / SHASHA Local Government, it is N1,500 per m2 (Square meter)
b. If you have a property in LEKKI PHASE 2, it is N4,500 per m2 (Square meter)
C. If you have a property in GBAGADA/ANTHONY, it is N6,000 per m2 (Square meter)
d. If you have a property in ILUPEJU RESIDENTIAL, it is N10,000 per m2 (Square meter)
e. If you have a property in PARK VIEW/OSBORNE 1, it is N40,000 per m2 (Square meter)
So if you bought the land for N1,000,000 (One Million Naira), and you know from the survey plan that your land is probably for example 160m2 by 56 m2, you have to calculate your area multiplied by the square meters.
E.G if we use AKOWONJO / ISHERI which is N1,500 per m2 (Square meter), the calculation will go like this:
N1,500 X 160 M2 = N240,000.
This N240,000 is the assessment Price.
Secondly, we have what is being called CAPITAL GAIN TAX which is 2% of the Assessment Price.
That is 2% of N240,000 =N4,800
Thirdly we have what is being called STAMP DUTY which is also 2% of the Assessment Price
That is 2% of N240,000 =N4,800
Fourthly we have what is being called REGISTRATION FEES which is now 3% of the Assessment Price
That is 3% of N240,000 =N7,200
Fifthly we have what is being called CONSENT FEES which is 8% of the Assessment Price
That is 8% of N240,000 =N19,200
The total price you would pay for the governor's consent for just AKOWONJO/SHASHA local government area for a property or land bought is
N240,000 + N19,200 +N4,800 +N4,800 + N7,200 = N276,000. Lawyer, thanks for the time and information. But your example calculation is unclear. (see the part in boldface type below): So if you bought the land for N1,000,000 (One Million Naira), and you know from the survey plan that your land is probably for example 160m2 by 56 m2, you have to calculate your area multiplied by the square meters.
E.G if we use AKOWONJO / ISHERI which is N1,500 per m2 (Square meter), the calculation will go like this:
N1,500 X 160 M2 = N240,000. Did you mean to writee 160m by 56m? It is difficult to understand 160m2 by 56 m2 , ___160m by 56m = 8960 sq.mtrs ___ at N1,500 per m^2, this fellow would be shelling out N13.44million for the consent. 160m^2 is quite small an area; and 8960m^2 is quite large. I'll suppose any figure from about 600m^2 is a reasonably-sized plot although some estates at Lekki, say, have plots of 450 m^2. Cheers. |
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Nimshi
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A question:
What if property is being transferred without it being bought/sold?
Essentially, the cost of the transaction is zero naira: say when a father gifts a plot to his daughter.
How will the cost for the Governor's consent be calculated?
Cheers.
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design5
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Very well said. Well done!
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