₦airaland Forum

Over the last couple of years I have been asked various questions about survey from my clients,
prospective clients and online followers that is why I find it very imperative to discuss about survey
today.
What is Survey?
Survey is a scientific process of measuring a particular area of the earth surface using elevation,
direction, distances and angles. There are two types of survey in Nigeria. We have the provisionally
survey and the registered survey
The provisionally survey is the survey that shows you the size, drawn out portion and other basic
information about the land. A provisionally survey is basically to enable an architect draw out a propose
building plan in the absence of a registered survey.
Please note, you cannot lodge a provisionally survey at the office of the surveyor general neither can it
be used to perfect a land title.
A registered survey on the other hand, is a survey that shows you the size, drawn out portion and other
basic information about the land. It can be used to perfect a land title. A registered survey usually have a
record with the state government. The red copy of a registered survey is usually kept at the office of the
surveyor general.
There are ten (10) basic information that makes a survey authentic, which are;
1. The name of the person/company proposing to sell the land- this involves thorough checking of
the name of the person that intends to sell the land and if a survey has been done for you,
ensure your name is well spelt. A simple name spelling can rather the survey plan useless.
Ensure reading through before accepting a survey plan from a surveyor.
2. The address of the land and local government- if a land is been surveyed in Ajah, it’s meant to
show Eti-osa local government and not Ikeja or otherwise. So ensure the local government is
correct before accepting the survey plan.
3. Size of the land- this involves the total square meter of the land
4. Drawn-out portion of the land
5. Beacon numbers
6. Existing road
7. Survey plan number of the land
8. Name and signature of the surveyor
9. Seal
10. Date the survey plan was drawn
Kindly note: a survey plan that is free from government acquisition is meant to have a free from no
government acquisition stamp.
Remember before acquiring a property, take a survey plan to carry out research on the land you intend
to acquire.
What is Research?
Research is carrying out findings to know the validity of the land.
Once a land has been designated to be used by the government in the future, no matter how
strategically beautiful it is, please do not acquire it because it will be demolished.
Ratification Fee
This is a fee paid when an individual or a corporate entity acquires land that belongs to the government.
This is after the government has determined the net worth of the land including tax. Ratification fee
entails buying the land properly from the government.
In order to avoid buying government land and spending far more money than necessary, it is highly
recommended that a thorough research is carried out to know the status of the land before purchase.
According to the 1978 land use charge, lands under acquisition could later be free through a process
called excision.
Please note; Excision file number is not a title, a registered survey is also not a land title and also note a
provisionally survey prepared by a registered survey does not make it a registered survey
A-Z OF LAND TITLES
A common reoccurring question that filters through the minds of clients is how to safeguard their
money so that they won’t be duped by land fraudsters or lose their lands to the government later in the
future. The first question they usually ask is does the land have a Certificate of Occupancy? Or hope my
property will not be demolished later in the future?
Firstly note, a land can either be free or under government acquisition. There are basically two types of
acquisition in Nigeria which are, committed acquisition and the global acquisition.
A land is said to be free if the government has not registered any form of interest towards the land right
from the inception. When you acquire a land that is free from government acquisition it is easier to
obtain a certificate of occupancy on the land.
On the hand, a land is said to be under committed acquisition if the government has registered interest
on that land either for roads, canals, schools, airports, hospitals etc. when you buy a land that is under
committed acquisition you cannot perfect your land titles, obtain a building plan and it is set to be
demolished without any form of compensation from government.
A land is set to be under global acquisition if the land has been bought in the past by the government
but till date they have no plan for the land. Such lands could later be free through a process called
excision.
Are lands under excision safe to buy?
This is a 50-50 chance, you only increase your 50 percent if you acquire the land from a reputable real
estate company that has lots of estate to their name. Lands under global acquisition, government still
has the right to release the land or not. If the government decides not to release these lands after
getting the land, there’s a chance there would be a provision for another land which might be more
expense than the initial.
Excision
If you insist on getting a land that the excision is still in process, make sure you buy the one that has a
file number. An excision file number means the government has registered the application and the
process to get these lands excised is on-going. Excision means the government releasing a land that has
been under global acquisition in the past. The land title could be gazette.
A land under global acquisition could also be released though Ratification, this is a process whereby you
go to the state government and pay for your land to be regularized.
Gazette
A gazette is an official book owned by the government that shows every details and transactions that
the government has done over the years. A gazette land will show you all the villages and communities
that has been granted excision in the past.
Certificate of Occupancy
This is a title that shows the government has released these lands. The government has given the rights
to individuals to own the land
Governor’s Consent
The next title you can get on your property after getting a certificate of occupancy is the governor’s
consent. Governor’s consent is the title given or transfer of ownership from the initial buyer to another
buyer and the governor is a witness to this transactions.
Supreme Court Judgment
This title is gotten if a land case is taken to the court, so whosoever wins the case the individual gets the
Supreme Court title
Documents needed when a land is acquired;
1. Purchase receipt
2. Contract of sale
3. Deed of assignment- this is the legal document that shows a transaction has been done
4.Survey Plan