Every day, intending land buyers have the opportunity to learn new information about intricacies of land scam and escape being victims, yet many fail to take advantage of it. They are afraid, assuming they know it all, reluctant to seek for advice and request for land verification exercise. They fail to ask for professional advice and they end up making “the stupid mistake”.

The activities of land scammers have continued unabated and nothing has been done to checkmate them. As the day goes by, they continue to develop new skills and schemes to defraud unsuspecting land buyers. Their primary target is nothing, but your hard earned money. Taking advantage of your pure and deep ignorance on land matters. You must realize that, they are in a desperate pursuit of survival; they have no means other than to feed on your emotional attachment to properties and lands.

For years, I have been warning people never to buy property without a proper land verification exercise .For those that are obedient ,they have nothing to worry about, and for those that assumed they know it all , who eventually became victims of land scams are now living in horrible nightmares.

Recently I got a call from a client asking me how much is it to do a survey for 2 plots of land in Okun Ajah.As a professional ,feeling the need to probe further, I asked him to give an idea of what exactly he is about to do. He said, he is about to buy the land and the omonile suggested that they can allow him do the survey using their own omonile surveyor and thereafter, verify the land in Alausa.After that, when he is convinced that the land is genuine, then he can pay for the land. Then I explained to him, that when buying lands or properties here in Lagos, he needs to verify the ownership and also to verify the status of the land with government. The first one can be handled by a reputable property lawyer (omonilelawyer.com) and the second by an honest registered surveyor. And I emphasized that, given the prevalent land scams in Lagos, it is risky to let omoniles surveyors to prepare his survey documents (he was a little bit repulsive thinking I was canvassing for my interest) and that it is important to ensure he gets value for his money and that how would he know if the size of the land is actually 2 plots and to ensure that he is not been cheated, if his (client’s) surveyor is not allowed to measure and confirm the land.

After going back and forth, he told me I should assist him only to inspect the land to know whether it is inside government acquisition or it is free from government acquisition but he has no choice than to use the omonile surveyor since the seller insisted ,claiming that his own (buyer’s) surveyor doesn’t have the layout of the area.

On site inspection, the seller came with a survey plan and gazette, bragging that the land is (free) inside Okun Ajah village excision and that he can even show me the extent of Okun Ajah village excision on ground. And that he sold some of the lands in that area and the new buyers have long since processed their governor’s consent in Alausa.Personally, I don’t get carried away with those stories, I am, in fact, tired of hearing them.
Upon verification, guess what? The land is not only within a government acquired land, it falls within the stretch of land designated for proposed East –West coastal road. The coastal road, estimated to be over 704 kilometers and spanning along the Nigerian coast from Calabar down to Lagos. It passes through nine states— Cross River, Akwa Ibom, Rivers, Bayelsa, Delta, Edo, Ondo, Ogun and Lagos .It is expected that the road will pass through about 1000 communities. The East-West Coastal Road will link the Western flank of the Trans-African Highway Network from Lagos to the Eastern axis through Ikom in Cross River State to Mombassa in Kenya.

You can’t just imagine your property situated on a coastal road. It is just like a time bomb that is about to explode. When I sent the survey site inspection report to him, he can’t just but thank his lucky stars. Thanking me for saving him from losing his hard earned 8million naira to land scammers. Land speculators are on the look for unsuspecting land buyers. Omonile in this area know that there is a proposed coastal road and they are selling off the lands quickly and cheaply to unsuspecting land buyers. Beware of cheap lands at this time.

Never stop educating yourself about your local real estate ,visit Website: www.ordinanceproperties.com.

FRAUDULENT SURVEY PLAN SUPPLIED BY SELLER

However bad you think land scam is, it is even worse.

Okay

Alright

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richardquest:
what does consent to survey mean on a survey plan and what does the consent number on it mean

Years back government did a comprehensive investigation and study on government lands that omoonile(land speculators) have sold to people.It was discovered that massive proportion of government lands have been built on.Instead of destroying those buildings,government formulated a policy to grace the buyers to redeem the land.Which is regularization or ratification.However, for your surveyor to survey that land in this category,he/she must apply for "consent to survey' from survey department.This is to ensure or find out that the land falls into this category.Once this consent is granted, a reference no(consent no) is assigned to it.This must be quoted or written on the survey.

Afterwards , you can apply for a C of O.

Shown below is an example of a "consent to survey " approval letter for a land i surveyed recently.The letter is addressed to me (the surveyor...Surv. N.O. Folarin) at the top left corner.The consent no LS/614/CONS/VOL.1 /22 is quoted on the survey plan.


I hope this clarification is suffice and understood.Thanks

For further enquiries on survey matters, dont hesitate to reach me 08037046468 ,
Email: ordinanceconcept@gmail.com
Website:www.ordinanceproperties.com.
[url][/url]http://www.ordinanceproperties.com/2015/09/tricks-omoniles-are-using-to-deceive.html

f) Resist high pressure sales tactics. Agent pushes you to buy quickly, giving you ‘warnings’ about competition from others buyers or rising prices.

e) Insist on getting all information about land sale before you agree to buy property.

d) Consult an honest registered surveyor to inspect property

c) Get to confirm the titled documents (governor’s consent or C of O) in
Land Registry.

b) Get an experienced property lawyer to thoroughly investigate ownership and handle transaction

a) Approach every property sale with caution, regardless of how that contact is made.

a) Approach every property sale with caution, regardless of how that contact is made.

Verify that land before buying.

Being aware that land scam is real and how they work is usually not enough. Land fraudsters tend to target unsuspecting clients, so if you are on look out for them, you are far less likely to fall victim.

FIG 2: FRONT PAGE OF DEED OF ASSIGNMENT









FIG 3: LOCATION MAP SHOWING ACTUAL LOCATION OF PROPERTY (RED)AND MISREPRESENTATION (BLACK) OF PROPERTY WITHIN EXCISION.


FIG 4: LAGOS STATE OFFICIAL GAZETTE DESCRIPTION FOR ORILE IBAMO VILLAGE (PARCEL A).

We informed the seller about this mischievous act, he could not believe his ears. In his disbelief, he contacted the wicked quack surveyor, who he said has a shopping complex along Addo road. He later told us that, after the quack surveyor had been informed about this fraud and dishonesty that the man could not deny it and he has ever since refused to answer his calls. What is most painful is that the owner has bought 5 other plots in that neighborhood through this wicked fraudulent man and collected millions of naira for processing the governor’s consents using forged survey plans. He asked for our assistance to find out status of other properties. Behold all the 5 plots are government acquired lands! This is just a possible awful consequences of using unskilled, untrained, illiterate omonile surveyor to carry out your survey because you think their charges are cheap. It is not cheap; it is actually expensive given the injury and financial tragedy that come with this disservice.


However bad you think land scam is, it is even worse. Here is a diligent man who had invested his entire gratuity buying landed properties .Now; he wants to pay for his children school fees who are studying abroad. It is really heart breaking and what an awful situation! This is one of many possible outcomes of land scams.
Most Nigerians don’t have a huge stock portfolio, large savings accounts or private jets. For most, having a piece of land to go with is their little piece of God’s green Earth. Having a landed property remains the greatest treasure that most people consider as personal dreams. Unfortunately, many have laboured so hard during their active years to achieve this personal lofty dream only for their hopes to be dashed into pieces with fictitious survey plans drawn up intentionally to mislead land buyers and commit what most people understand to be fraud-intentional misrepresentation or concealment. Unfortunately, intentionally misleading someone to their ultimate detriment is not only fraud but might lead to “unintended consequences”.



FIG 5: ILLEGALLY ACQUIRED GOVERNOR’S CONSENT USING FORGED SURVEY PLAN.

HOW TO PROTECT YOURSELF FROM BUYING PROPERTY WITH FRAUDULENT TITLE?
Being aware that land scam is real and how they work is usually not enough. Land fraudsters tend to target unsuspecting clients, so if you are on look out for them, you are far less likely to fall victim.
a) Approach every property sale with caution, regardless of how that contact is made.
b) Get an experienced property lawyer to thoroughly investigate ownership and handle transaction.
c) Get to confirm the titled documents (governor’s consent or C of O) in
Land Registry.
d) Consult an honest registered surveyor to inspect property
i. To find out status of property.
ii. To find out if survey plan annexed to titled document properly defines and describes the property.
iii. To possibly determine size (area) of property. This is to ensure you get value for your money.
e) Insist on getting all information about land sale before you agree to buy property.
f) Resist high pressure sales tactics. Agent pushes you to buy quickly, giving you ‘warnings’ about competition from others buyers or rising prices.
g) There is no small issue concerning any land matter, it is usually bigger than it literally seems to be. It is also important and good practice to meet actual owner of property before payment.

As a point of principle, when buying property, always seek advice from independent parties- i.e. someone not acting for the seller. Get an experienced property lawyer and surveyor. I just can't begin to state how important it is to have competent, honest and qualified professionals working on your behalf.

Getting a site inspection survey at the time of purchase can save time, money and protect you from having bad investment in long run. The importance of a land survey inspection before you make the most important financial decision of your life has never been greater. No one can locate your property boundaries on the ground, map and certify that location except for a registered land surveyor

Verify status of that land and land documents before buying. Mobile:08037046468, 08028541100,email: ordinanceconcept@gmail.com Verify that land before buying it. Don’t be lured into buying properties with fake documents. Many have lost their entire life savings due lack of a proper land verification. Getting a land verification exercise at the time of purchase can save you from a lifetime tragedy. Be warned!!!

Don’t entrust your most valuable asset, your real property to chance...

ABOUT THE AUTHOR
Mr. Folarin N.O is a registered surveyor in private practice in Lagos. He dedicates his time to expose various land scams, while using his knowledge as seasoned surveyor to aid, assit,teach, and benefit others.He believes professionals exit to serve the public and for the protection of the public’s welfare.

There is a dangerous proliferation of illegally acquired governor’s consents and certificates of occupancy in circulation obtained with forged survey plans now in Lagos, particularly in Lekki axis. Just in case, you are in doubt, then you need to be informed that Lagos State Governor, Gov. Babatunde Fashola revoked, withdrew and cancelled some governor’s consents in Lekki based on fraud perpetrated on the survey plans sometimes ago. The notice was published on 11th February, 2013 in Guardian newspapers.

This trend has shattered lofty hopes of many potential land owners and property investors into pieces. The attending and ‘unintended’ consequences are absolutely unimaginable and devastating. Many think buying land/property with governor’s consent or certificate of occupancy is a safe investment, only to later realize that their dream has turned into horrible nightmare.

The banking industries are also not susceptible to this fraudulent activity. As a matter of fact, banks are most potentially vulnerable. Many of them have inherited bad loans and irrecoverable debts as a result of illegally acquired governor’s consent or C of Os obtained with fictitious survey plans, used by fraudsters to swindle banks. This massive accumulation of bad loan has brought many banks to their knees and their credit collection and recovery departments are fighting endless legal battle in recovery. While some banks are gambling with their customers’ hard earned money by granting huge loans without proper scrutiny of titled documents, survey plans provided for loan facility, some are not aware of these fraudulent activities. Failure of banks to cross examine survey plan (annexed governor’s consent or C of O) to verify that it properly describes and defines the property used as collateral has led to financial loss. As a matter of fact, many are engaged in a scheme in which they obtain loans using illegally acquired titled documents (governor’s consent or C of Os) obtained with forged survey plans. So much for that, that is a topic for another article.


EXAMPLE OF GOVERNOR’S CONSENT OBTAINED WITH FORGED SURVEY PLAN.

Recently, a client who is wary of land scam and doesn’t want to invest his hard earned millions on a bad property decided to contact us for a land verification exercise. The property is said to be free from government acquisition in Orile-Ibamo village excision parcel A, and that it has a governor’s consent, survey plan and other relevant documents. On investigation in Alausa, and it was confirmed that the governor’s consent is indeed in land records and registered. At this stage, it is widely believed that the transaction can be concluded. The agent started engaging in high-pressure selling tactics often emphasizing the need for quick action. Please, refuse to be pressured to make an immediate decision. Generally, they steer you away from using a solicitor to handle the deal and a surveyor to conduct site inspection and preliminary survey, arguing that you don’t need added expenses.”You don’t need a surveyor when you haven’t made payment for the land, do you?” Now it is time for surveyor to conduct site inspection, to find out if the survey plan annexed to the governor’s consent properly defines and describes the property. The property is along Emmanuel Ibitolu street, Orile-Ibamo village Off Ado-Badore road, Eti-Osa Local Government Area, Lagos State.

After I carried out site inspection as the surveyor (representing the buyer), I discovered a ‘misrepresentation’ on survey plan. The property is presently within government acquisition and not free as claimed on survey plan. For this reason, the so called governor’s consent is as good as invalid and illegal because a forged survey plan had been used to obtain it. The property is not within the perimeter of land released by government in Orile-Ibamo village excision parcel A .It means coordinate of somewhere else that is free from government acquisition had been used to prepare survey plan for this property, which is not free from government acquisition. This is a clear case of fraud, a false representation that deceives and intended to deceive another so that the individual will act upon it for his or her injury. Those documents have been designed to mislead and made with intent to deceive the victim. There is danger in rushing to purchase a property because it is said to have a titled document without thorough verification.

FIG 1: SURVEY PLAN WITH FALSE REPRESENTATION OF PROPERTY USING FICTITIOUS COORDINATES.

Why you need to have your own honest surveyor when buying lands or properties in Lagos?

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http://www.ordinanceproperties.com/2015/08/gazetted-genuine-land-in-igbekodo.html

1.2 million per plot. Limited plots available.

5 minutes drive from the Lekki Free Trade Zone Complex.

Close to the Deep Sea Port and the International Golf Course and La Campaigne Tropicana Beach Resort).

Documents available

a) Survey plan

b) Gazette ( No. 19 , Vol. 40) for release of land by Lagos State government

c) Layout survey with location map showing available plots inside Igbekodo village excision



Contact Surveyor Folarin for site inspection 08037046468,08028541100

Pictures

Free from government acquisition

http://ordinancepropertiesconsults..com/2015/08/gated-propertybuy-and-process-your.html

Genuine property for 7 million naira

Features

Behind Bethel Court Lekki,
3 minutes drive to Lakowe Golf Course
Along Sadiku Elemoro street,Off Watch Tower road
Within Oke Odo Elemoro Gazette
Gazette no 19, Vol: 40
Document available:receipt, survey,deed of assignment
Interested buyer can call Surveyor Folarin 08037046468

See pictures and survey

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NEWLY GAZETTED LANDS IN IBEJU LEKKI
CHEAP BUT FREE FROM GOVERNMENT ACQUISITION LANDS IN ELERANGBE

Contact Surveyor Folarin for site inspection 08028541100, PIN 7A45A7E3

Email:landsurveymatters@gmail.com

Between N950,000 and N1,200,000 per plot.

Limited plots available

Features

Adjacent Forkland Estate

Falls within newly gazetted Akanbi Yisa and Ogunmokun village excisions in Elerangbe.

Dry land , no need for raft foundation

N50,000 for signing deed of assignment.

You may visit other sites managed by the author. http://landsurveyslagos..com/2015/06/beware-of-fraudulent-governors-consents_10.html, https://www.facebook.com/buyinglandsandpropertiesinlagos , http://landsurveyslagos..com/2015/06/beware-of-fraudulent-governors-consents_10.html ,

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SITE PICTURE