@sojay

If a plot of land is located I'm Magodo Isheri Phase 2, how is it now possible for a family to own a government scheme land? If its a scheme, then it belongs to an individual allotted to by the Government and doesn't belong to an Family or Omonile what's so ever. The best bet is to take a surveyor there to pin point the exact location of the land unless I guess you are one step from being scammed by Omoniles selling government land to you!

Cheers

@dabriggs

Call me on 08077943514 for more info!

Dhotseal:

@Poster,I think u r doing a gr8 job but i have to point out that you were wrong to say that a person under 18 yrs can be a director in a company provided at least 2 other adults are also directors.
You seem to confuse directors with subscribers to the memo & articles of association.

Setion 257 of CAMA is explicit as to those who cannot become directors.
I think you are misinterpreting the provisions of Section 20 of CAMA. Section 20 has nothing to do with directors.It deals with the subscribers to the Memo & Articles.Hence,while your answer would be correct with respect to subscribers to d MEMART, it wld be wrong to extend it to directors. D4 a person under 18 cannot be a director in a company, period.Thanks.

The errors have already been pointed out in the first page and it has been re adjusted to reflect it a long time ago. Please read all the pages before posting.

Cheers

COMPAQ:

This might sound silly, but is there any title document called "Registered Stamp Duty"? Someone says that this is the title he has.

A document that is stamped dutied is a very good legal document in court based on the provisions of the evidence act which requires all land documents or deeds to be stamp dutied for it to be legally binding and a document of record in the courts.

Having the C/O or Governors consent is another issue entirely!

Cheers

adino:

@Lawyer
Please Sir, How do I delete a post I no longer want on Nairaland. E.g. There are some adverts I placed which people have already taken up but, Some clients still call me to this day about them. Please I want to know the following:
How do I delete such adverts/Posts?
Are posts on Nairaland permanent?
Do I need to contact the administator to do it for me?
Please sir I need urgent help on how to go about it.

Send the links of the posts you want deleted and i will move them for you e.g

New Forum Rules: To All Estate Agents Posting More Than 3 Adverts Per Day

https://www.nairaland.com/nigeria/topic-478023.0.html


Cheers

Good day Wax Vixen, sorry for not responding in time. Being down with a little flu. Let me attempt to answer your questions to the best of my ability.

I see that you haven't brushed the issue of those who would like to sell their property (s)
My scenerio goes thus, the patriach of the family passed away 2 years ago, he had a property in Lagos, Iju to be precise. After the loss, we all relocated to our places of business/school and place of abode. Now, maintaining the property is costing so much, considering we are getting nothing from it. I[b]ts a bungalow situated on over a plot of land with a telecommunication mast on it.
We are seriously considering selling since its far away from our places of business, while some of us dont live in the Country. Will the property sell with the mast on it? We will not relinquish the portion of where the mast is because we have a lease agreement with the telecommunication company[/b].

The mast seems to be the attraction there but you have to go through the terms of the lease agreement for the communication company that leased that portion of the property whether they are not averse to the property being transferred without their consent. Also the terms of the lease will definitely provide for the clauses whereby the workmen of the communications company will have the right to enter back and forth into the portion of the land that has being leased to them to perform their duties whenever. Such issues must be disclosed to the new purchaser for him or her to decide whether they can cope with it because they will stand to gain if the property with the mast has been passed to them so that the lease agreement will be transferred to them.

Now if you don't want to sell the part of the property with the lease on it, then you have to carve it out of the portion of the land you intend to sell and fence it around to maintain solo ownership. Its your land and you have the right to sell or not. The law does'nt compel you to sell a land compulsorily that belongs to you. It could be full plot, half plot or quarter plot etc your selling. The burden is on the buyer is to be careful and watchful to know what he intends to buy or not.

It doesnt have a C of O. There is a survey plan and a receipt of payment. How long will it take to dispose of it?

No body knows how long it will be on the market. Various things determine the quick sales of properties i.e

1. Price

2. Location

3. Description and Documents

4. Likability of the Agent marketing it

5. Desire of the purchaser to buy immediately

In respect of the documents the property has i.e no C/O, a survey plan and reciept, it depends on the buyer. The Seller has no duty to upgrade his documents until the buyer demands it as part of the trade off and if the seller is willing to do so, then it becomes an issue. You don't have to worry about that. That is why it is called 'Caveat Emptor' Buyers beware.

We tried getting letter of adminstration from the probate, but the hassle involved is so much and the fees the Governemnet want from the property is bodering on ridiculous.

Why do you need a letter of Administration? Is there a problem amongst the family members in respect of the ownership of the property? The only time the letter of Administration will be important is if the ownership amongst the parties has not being settled, because you cannot sell what you don't own and once the buyer is ready to purchase the property, he needs to know who the real and legal seller is to help transfer the property to him and sign his documents so that they can  be legally binding.

Do we need an agent?

Yes you might need an Agent because most agents work with a chain of buyers and sellers that might be interested due to their expansive network. So its advisable you get one to make your job easier in selling it.

What sort of agent should we contact?

A reliable and honest one that is ready to market the property for you aggressively. It could either be a firm or an Individual or group of individuals

what percentage do agents charge?

It varies ranging from 1% to 10% of the sale of the property  fees depending on the agent, class, stature and negotiating power of the Agent. In most situations in Nigeria, the buyer ends up paying the agents fees but there are some Agents that collect only from the seller. And there are Agents that collect from both the seller and the buyer. So you have to know which one is which and know how to negotiate properly in your favour.

how reliable are the big real estate firms? Do their prices on properties make sale slow?

Big firms have their advantages of having a wider network and reach of prospective clients of buyers because they spend a lot on advertising and marketing but they also have to recoup that amount back from the sale of the property and unfortunately it has to be added to the cost of the value of the property. So either way, it is either you want it sold faster but at a higher premium that the agents need to recoup which could slow down the sale or you reduce the price and hope someone is interested but you don't make much profit.

Can we sell without an agent?

Of course! Its your property. If you see a buyer today you can sell to him tomorrow on your own but once you have contracted an agent is gets a little complicated whereby he has to be compensated depending on the payment plans you have with him.

Do you have a ball park price of property at iju?

Depending on the area in Iju, i will not be able to set a price tag, so its advisable to get an Estate Valuer to do it for you. Am just a property lawyer and not an Estate Valuer. They are the professionals in that department not me and i don't claim to be knowledgeable in something am not.

Cheers


Hope others can assist you too in getting answers to your questions!

Hmmm! I think i have to address this issue properly with a full article very soon to assist a lot of people in this situation. But the long and short of it is that once there is no valid quit notice you cannot be ejected without the requisite 6 months notice if its a yearly tenancy and no court can up hold such a law to eject the tenant unless the tenancy agreement has been fully adhered to and the quit notice duly followed.

@poster don't be shy to go to court if the landlord has not given you a valid quit notice. As long as the case is in court you continue to be a tenant till the case is settled. Tenancy laws are one of the most strictest laws the court doesnt play with so if your landlord is at fault make him know that by making him know he cannot subjugate the law too.

Only downside is that your lawyer go chop o! LOL

Cheers

@poster

When did Eleko junction become 15Mins from Ajah? Is the property @ Eleko Or close to Ajah? Potential Buyers should know what they are buying even though they cannot physically see it now or ascertain the distance as per this moment.

Good luck in your sales though

Cheers

I have written extensively on how to buy a private land from Individuals and Omoniles, The dos and don't s and how to avoid falling into the traps of land scammers but there is another type of Land that is a very popular choice for purchasers and that is buying Land directly from the Lagos state Government.

Such lands are known as Schemes and they are divided into residential schemes and Commercial Schemes.

Examples of Government schemes include Lekki Scheme 1 and 2, Magodo  Residential Scheme,, Ayobo Residential Scheme, Isheri North Residential Scheme, Abijo Residential Scheme, Rock view Residential Scheme Imota Ikorodu etc Some of them are also known as familiar estates in Lagos such as Shagari Estates, Gowon Estates, Jakande Estates etc.

One thing common amongst all of them is that they are the best kind of lands to buy in Lagos State because they are the most secure, the most transparent and the records are kept thoroughly in the lands bureau hereby making it very difficult for another person to claim ownership of the land.

Another Advantage is that Lagos State Schemes are so well planned. It takes years for the government to build and establish one and prepare for it. They all come with fantastic layouts which would include spaces for schools, parks, hospitals, drainages, security, water, light etc. Also it is always being designed for a minimum amount of people so as not to make it too over crowded. That is why they would divide it into low density areas and Medium density areas unlike private lands that will require the purchaser to provide for everything from drainage to water to light and security.

Another advantage of buying a Lagos State Residential Scheme is that payments for the land also covers all the documents legally needed which will lead to the certificate of occupancy of the land.

Unlike a private land that you have to first get the consent of the seller or omonile through a deed of assignment and get your own surveyor to do the survey before you proceed to Alausa to battle to get your governors consent or certificate of occupancy, paying for a Government Residential Scheme covers all payments at once and all you have to do is just wait for your governors consent or disturb your lawyer to disturb the Alausa Bureaucrats to get your certificate of Occupancy ready. Everything will be taken care of, i.e the survey plan which is one big survey plan showing the whole layout of the scheme and marking out your own plot in red.

The Survey Layouts are usually divided into Blocks and plots. For example, if there are 100 PLOTS within the proposed Scheme, it could be divided into 4 BLOCKS OF 25 PLOTS EACH. So you can have Block 1 Plot 8 in this area and in another area not too far from Block 1 Plot 8, you could be having Block 3 Plot 22 in another area all within the same Scheme.

This huge one Big Survey layout caters for every body within the scheme and it shows the purchaser has been ALLOTTED one of the Plots in that Block, that is why they are referred to as ALLOTTEES of that particular Scheme.

This is why it is difficult for another person who is not an Original Allottee of a Government Scheme to come out and claim ownership of a land because it will be well documented and the persons name in Alausa and on the C/O will read exactly like this BARRISTER MATTHEW OF BLOCK 8 PLOT 16 OKO OBA RESIDENTIAL SCHEME LAGOS with my pictures, signatures and documents to back it up. As long as your name is not Barrister Matthew and you don't look remotely like me, even if an omonile comes and sells my land to you at my back, your just wasting your time because since it is a Government land, they have the right to come and demolish any structure put there once i lay a complaint or the lagos state government acts as my witness in court and provides all the necessary documents in my favour to back it up. In short Buying a Lagos state Land is the best in terms of security and peace of mind in Lagos.

But every good thing has a dark side 

One Disadvantage is that unlike the large vast private lands scattered around Lagos owned by Omoniles, Lagos State Schemes are not that much to cater for majority of the citizens and are quite limited. Also because of the bureaucracy in Alausa, when a new scheme is to be built and established, there is very very little information passed around to the citizens and most of the lands would then be cornered by big wigs in the government or friend of the friend of the big wigs and only a very few amount would be exposed to the public to purchase .

The reason is that when it is being built and established, the price will be affordable and cheap to acquire it immediately behind the scenes so that it gives them the opportunity for them to sell it at TIMES (X) 5 THE PRICE in the secondary market.
 
The disadvantage is that unlike private lands or Omonile lands they are quite expensive compared to private lands.

For example to buy a plot of land in Epe from an Individual or Omonile could be as cheap as N250,000 per plot to a N1Million at most but just a stone throw away from the private lands, is the Oko-Orisan Waterfront Scheme in Epe and it goes for N2,660,000 official price minus legal fees and processing in Alausa brown envelope fees. This is just for Epe, can you imagine how much Lekki phase 1 was bought by the original allottees and how much a plot of land is being sold there now? Also look at Okun ajah that a plot of land there is going for between N3-N5Million now and a stone throw from there is the Lekki Phase 2 Residential Scheme that is going for N10-N15Million per plot and its extremely water logged and all sold out! So pricing is another thing that is not too favourable for the average buyer.

Another disadvantage for the new purchaser is buying from the secondary market (AKA Buying a land from the original owner instead of directly from the government).

[size=14t]You have to pay very close attention to this[/size].


Usually when an Original Allottee is allotted a Block and Plot number, he has to pay for everything and lets say it cost N4Million to cater for the plot of land, the survey plan, conveyancing documents and a host of other fees, the Original Allottee might pay lets say N2.7Million remaining like N1.3Million. A letter of offer will be given to Allottee which would look something like this: (Lets use a fictional Oko-Oba Scheme to illustrate further)

[b]Dear Sir/Madam

[size=14pt]Offer of Lease of Plot at Oko Oba Residential Scheme[/size]

With Reference to your application for a plot of land at Oko Oba Residential Scheme Lagos State, I am pleased to inform you that the Executive Governor of Lagos State has approved the allocation of a Residential Scheme to you.

2.Details of which are Given below:

Scheme: Oko oba Residential Scheme

Type of Plot: Medium

Plot No.        9

Block No: 2

Duration of Lease: Ninety Nine (99) Years

Rent Revision Period: Every 5 (Five) Years

Annual Ground Rent: N 31,000

Normal Premium: N87,000

Development Charges: N24,000

Stamp Duty/ Administrative Charges:  N58,000

Registration / Conveyancing Fees : N42,000

Survey Fee: N100,000

Capital Contribution: 1,204,000


3. If the terms and conditions stated above are acceptable to you please forward a formal letter of acceptance together with Two Bank Certified Cheques within NINETY (90) DAYS OF THE DATE OF THIS LETTER FAILING WHICH THE OFFER WOULD BE DEEMED AS REJECTED.

4. Please note that Land charges as stated above are subject to review without notice.

Yours Faithfully


Executive Secretary

Land Use & Allocation Committee[/b]

With this letter of offer, the original allottee already has possession of the plot and he will be reminded that he has to pay up the other remaining balance so that he can be issued his C/O in his name. He will now attempt to pay parts of the fees little by little collecting little receipts along the way and then attempt to resell that same land to another person to buy it off him at a higher premium or price.It is at this juncture that an Unsuspecting Second buyer will now fall victim of this scam.

The original Allottee would collude with an dodgy agent to market his block and plot of land and show the 2nd Buyer the original letter of  offer to hood wink the buyer that he is the owner of the land but the truth is that a Letter of Offer is not a good document or title whatso ever but most people always fall for that trick and do business with the original allottee.

What this simply means is that all the remaining fees that the original allottee should pay to the Lagos state Government will be incurred by the secondary buyer and he will only pay the fees at the current asking rate and not the rate originally demanded from the Original Allottee

Also another way of hoodwinking the second purchaser is by showing him only the letter of Allocation only. A sample letter of Allocation looks like this:

[b][size=14pt]Our Ref: LU/87/OKO B/BL/PL[/size]

Dear Sir/Madam

[size=14pt]ALLOCATION OF STATE LAND AT OKO OBA RESIDENTAL SCHEME
[/size]
I wish to refer to your application for REVALIDATION on your state land in Oko Oba Residential Scheme Lagos State, I am pleased to inform you that the Executive Governor of Lagos State has approved that BLOCK 2 PLOT 9 OKO OBA RESIDENTIAL SCHEME BE allocated to you.

2.Details of which are Given below:

Scheme: Oko oba Residential Scheme

Type of Plot: Medium

Size of Plot: 700 Square meters

Type of Use: Residential

Plot No.        9

Block No: 2

Duration of Lease: Ninety Nine (99) Years

Rent Revision Period: Every 5 (Five) Years

Annual Ground Rent: N 31,000

Normal Premium: N87,000

Development Charges: N24,000

Stamp Duty/ Administrative Charges:  N58,000

Registration / Conveyancing Fees : N42,000

Survey Fee: N100,000

Capital Contribution: 1,204,000

Total 1st Year Land Charge: N1, 546,000



3. Since you have already paid the sum of N342,000 Land Charges and N1,204,000 On Capital Contribution and there is a balance of NIL to be paid. This is made up of NIL on Land Charges and NIL on Capital Contribution

4. SPECIAL CONDITION: The land must be fully developed within Two (2) years of the effective date of the certificate of Occupancy


5. If the terms and conditions stated above are acceptable to you please forward a formal letter of acceptance together with Two Bank Certified Cheques within NINETY (90) DAYS OF THE DATE OF THIS LETTER FAILING WHICH THE OFFER WOULD BE DEEMED AS REJECTED.

6. All conditions on the former letter of Allocation are still binding


7. Please note that Land charges as stated above are subject to review without notice.

Yours Faithfully


Executive Secretary

Land Use & Allocation Committee[/b]

   

A letter of Allocation is not a Good Document. I repeat, not a Good document. It must be accompanied with a LETTER OF CONFIRMATION. If the allocation has not been confirmed, then there are still issues to be sorted out in Alausa and these are called Encumbrances and those Encumbrances could be transferred to you and you will accumulate unwanted  fees and debts. A Letter of Confirmation looks like this;

[b][size=14pt]Our Ref: LU/87/OKO B/BL/PL[/size]

Dear Sir/Madam

[size=14pt]RE:ALLOCATION OF STATE LAND AT OKO OBA RESIDENTAL SCHEME

LETTER OF CONFIRMATION[/size]

As a follow up to a letter Ref No. LU/87/OKO B/BL/PL of 21st October 2010 on the above subject and sequel to your payments of N342,000 as Land Charges and N1,204,000 as Capital Contribution , I am pleased to inform you that you have been allocated   BLOCK 2 PLOT 9 within the Scheme.

2.Further to this development, the actual details of your allocation are now as Follows:

Scheme: Oko oba Residential Scheme

Type of Plot: Medium

Size of Plot: 700 Square meters

Type of Use: Residential

Plot No.        9

Block No: 2

Duration of Lease: Ninety Nine (99) Years

Rent Revision Period: Every 5 (Five) Years

Annual Ground Rent: N 31,000

Normal Premium: N87,000

Development Charges: N24,000

Stamp Duty/ Administrative Charges:  N58,000

Registration / Conveyancing Fees : N42,000

Survey Fee: N100,000

Capital Contribution: 1,204,000

Total 1st Year Land Charge: N1, 546,000



3. Since you have already paid the sum of N342,000 Land Charges and N1,204,000 On Capital Contribution and there is a balance of NIL to be settled. This is made up of NIL on Land Charges and NIL on Capital Contribution.

4. You are therefore required to forward bank Certified Cheques made payable to the LAGOS STATE GOVERNMENT, LAND BUREAU for the Capital Contribution and the LAGOS STATE GOVERNMENT for the other land charges. These should get to this office within 60 days from the date of this letter otherwise, the plot may be offered to another applicant.


6. Please be informed that all the conditions stated in the earlier letter referenced  LU/87/OKO B/BL/PL of 1st of August 2010 are still binding

Yours Faithfully


Executive Secretary

Land Use & Allocation Committee[/b]

With a Letter of Confirmation, it shows the first Buyer or original allottee can validly say and show he is the owner of that property. Without that Letter of Confirmation, You cannot say your about to buy something that belongs to the original allottee. It is because the original allottee has a Letter of Confirmation, he can now get his Certificate of Occupancy and that shows extreme Genuineness in Buying  Government Scheme.

So when an Agent brandishes a Letter of Offer or Allocation Letter alone to you as a buyer as the proof of genuineness of the document, tell him to go get the confirmation letter unless if you buy it, all other remaining fees being owed by the original allottee to pay to the government will be transferred to your head and if you dont pay it, the government can revoke the transanction and sell it to another person.

Better still, tell the seller to provide the Certificate of Occupancy of the the land.

All Government Schemes are entitled to own their own Certificate of Occupancy but that brings us to another problem and this problem usually emanates from Alausa itself.

Because of the bureaucracy involved and civil servants trying to make things difficult, there are so many people that have Letter of Allocations that after paying certain fees cannot still get the letter of confirmation and those that have the letter of confirmation that haven't still gotten their Certificate of Occupancy. This is usually due to no fault of the Original Allottee and it takes time for them to process. This is usually a fabulous excuse for dodgy agents or sellers but the only way to find out is to do a search on that property in the Scheme office. Although it costs a little fee to confirm the stage it is, its still the best thing to do to know the true state of things if your still interested in buying it.

The beauty of it is that Once a Lagos state Scheme is sold to one person, it maintains one Big file and even if the original Allottee sells the land to another person, the documents and governors consent will still be placed in that same one file to reflect the new owner because it retains only one reference number even if it being transferred to 20 different people within 70 years  .

So that is why it is very dangerous for someone to buy a Lagos state scheme from an original Allottee and not perfect his or papers in Alausa because it will still be showing the Land belongs to the original allottee and the original allottee can sell that same land to 10 different people who refuse to perfect their papers. The only way to prevent such nonsense is to do your deed of assignment immediately and file all papers in Alausa to procure the governors consent and replace the original allottee in that big file as the new owner.

Also its possible for an Original Allottee who just has a letter of allocation or letter of confirmation to still want to sell his land and not have the certificate of occupancy to show you because it hasn't been fully processed in Alausa in his name due to Alausa's Bureaucracy. In most situations, the original allottee will attempt to sell his land at a lower price but the problem is that you will have to inherit all the outstanding fees and future fees demanded from the Land bureau and work towards attempting to change all the documents and Certificate of Occupancy to your own name. The risk here is that it might set you a couple of Thousands aback, loads of letters and applications and the endless wait for the certificate of occupancy to come out. But you can also try and negotiate this fee you will incur from Alausa from the seller to reduce the price so that your gaining in the end.

All in All Buying a Lagos State Residential Scheme is a very very Good and Wise buy if you have the money because it offers all the security and guarantee that private or Omonile lands cannot guarantee.

Hope you are now conversant about the Dos and Don'ts of buying a Lagos State Residential Scheme. When am chanced again i will tell you about the dos and don'ts of buying a Federal Government Residential Scheme.

One more thing, Please and Please let me say it here again, am not an Agent and i don't sell lands. I only do searches and Handle conveyancing transactions for lands/ properties am conversant about only. There are so many trustworthy agents on Nairaland like Dayo, Tonyflex, Turawafetti, h$lbroker, liftdone, linus etc. Just tell them to look for the property your interested in and they will look for it and thats where i come in to do the search and the rest follows. They have more properties in their portfolio and know which areas are available for sale and can locate them for you in minutes. Use them more often. Thats what they are there for on Nairaland properties.

Meanwhile it feels Good to be back. I have been AWOL for a while trying to take care of some land issues bugging me but am glad to be back and to assist in answering all your burning property issues and questions.

Cheers

Quite a while i have come to this thread, but registering an NGO is getting tougher by the day at the CAC with so many requirements and all coupled with their bureaucracy. Realistic pricing is now N150,000 to avoid stress and heckles. Just needed to update the price check so that it wont be misleading again and we pray it stays within that range for a long time.

Cheers

@james 1

What did i write against abujabooks? What did i do to her? I understand criticisms but for no reason she started attacking me for banning her or deleting her posts while i did nothing of such. We are even closer than we are on nairaland and i was expecting here to either call me personally or mail me if she had an issue with me personally rather than come online to bash me for no reason what so ever. I was just commenting on the spate of spamming going on here and the need to regulate the way posters abuse this forum. In case you didnt read what she wrote, please read it well here again https://www.nairaland.com/nigeria?topic=513550.msg6856391#msg6856391 and see my simple reply. 2 Sentences!

1. I dont ban anybody

2. I dont delete any post

All am interested is making the property forum functional for both agents to post their property bulletins and for readers to see their articles they need.

Cheers

Good day Sir, I have tried my best to try and even regulate it and sort them out rather i am being criticized for being biased to agents, deleting their posts and banning them when i have done nothing as such. So its getting harder to contain the agents and their adverts thereby suppressing good property articles. Ideas will be welcome to handle this issue without being tagged a dictator or tyrant for doing so.

Cheers

abujabooks:

@Lawyer,

Before u became a Moderator, "PROPERTIES SECTION" used to be my favourite section. I enjoyed reading Third eye's informative topics and keepin up with Real Estate news in 9ja, even though I was based in d UK then.

But now, u fix your posts at d top of the Board. U talk about your legal services so that, everyone will want to do biz with you.

But, you call yourself a "Property Lawyer" but, Estate Agents & Omo-oniles are your enemies. U cannot stand them. Have you forgotten that, you cannot get paid without this 2 sets of people.

Every land has to go through you. It is disgusting.

I cant post without getting "banned". Before u came, I have never been banned. My posts have never disappeared.

Thank God, Seun created NL and not u. I am sure that, u will be d only one posting. Also, people paying u, of course.

U remind me of "Abacha".

U are banning Estate Agents. These people need to feed their families. We are in d recession or economic meltdown. This means, sales have reduced drastically and this is why there are posting aggressively. I dont like "spammers" but, I understand why.

U need to REMOVE YOURSELF AS D MODERATOR.

I remember when u were shouting to Seun. "Properties" need a moderator and after so many shouts, Seun made u a moderator.

Your leadership style SUCKS! I am from d UK and I will tell u as it is.

Bye bye to bad rubbish.

@All my fellow Estate Agents,

Use other sites like, Nairalist to post your properties.

Google for more free property listing sites.

This is Mrs Adeleye of Adorn Homes Ltd.

Thank you for your comments. I am happy for you. Hope you do better on Nairalist and other property websites!

yemi313:

Gbam!

I thought I was the only victim with disappearing posts and adverts. Abeg Seun Do something quickly about this tyrant!

@yemi313
As for you, what baffles me about you is that i dont think i have crossed paths with you in anyway apart from when i corrected a misconception about the description of a land you wanted to sell some weeks back and asked you to clarify the information properly. Apart from that, you waste no time at each opportunity to always say something unkind or debasing about me whenever your in the mood. I dont come across your posts and i dont have any issue or business with you what so ever, so why this constant attacks that i did something to you or deleted your posts when that is totally false?

CHERIPH:

What has shiffy and Day 11 done to deserve the ban.Shiffy actually spoke with me about the ban.Must we not post morethan 3 properties in a day.Please,Lawyer,i need to know before you ban me oooooooooooo

@cheriph

I will take time to explain everything to you because i know your a newbie to the property section, so i will accept that your still new to the rules.

1. Yes i saw your private email you sent me for me to clarify the private message i sent you about your post but i couldnt reply because i was sorting my network problems. A new rule was established in July in the property section https://www.nairaland.com/nigeria/topic-478023.0.html because alot of agents where posting multiple adverts and therefore making the property forum so clumsy. A lot of readers where complaining furiously that some posters will just come and post 20 adverts per day simultaneously, hereby drowning the adverts of other agents or people who need to read articles about property laws and events. The admin Seun then deemed it necessary to eliminate these worries and created a rule where by every agent is restricted to posting only 3 property adverts per day in the property forum only: https://www.nairaland.com/nigeria/board-47.0.html and every other subsequent advert should be posted in the bulk property section to cater for more than 3 property posts per agent which can be found here https://www.nairaland.com/nigeria/board-72.0.html.

The reason for this was to make the main property forum more property friendly and those with articles can post here for other non related property viewers to enjoy while the main property people can browse through the bulk property ad section more. Agents then with 5 or more adverts could now posts their properties without any hinderance in this Section https://www.nairaland.com/nigeria/board-72.0.html AND ANYONE WHO VIOLATES THE RULES WILL BE SANCTIONED .

Your friend Shiffy continously violated this rule so many times and would post more than 10 adverts in the main property forum and i would continue to send private messages to Shiffy to cease and desist from doing this. While Shiffy was doing this populating the main property forum, i would quietly shift Shiffy's adverts to the bulk property section until it remains 3. If you have even noticed, you would see that i shift most of your adverts to the bulk property section quietly and leave 3 without disturbing you and still remind you that you should follow the rules. While i noticed you are still trying to understand the rules, people like day11 and shiffy continued unabashedly to post multiple adverts and ignoring the rules and more so ignoring my quiet plea for them to stop it. When it got to a zenith thats when the Supermoderators and Seun got to know about them and applied the appropriate sanction to ban them.

2. Also contrary to all the nonsense you are reading above, the MODERATOR CANNOT BAN ANYBODY. I dont delete any post neither do i ban anybody. On the contrary, it is a Spamming software set up by Seun to confront multiple spammers and block them but the software doesnt recognize any special person and atimes picks on any body or poster and blocks or bans them. In fact i have been a victim of the spamming software as a moderator so many times that i would have to call Debosky or Mukina to alert Seun to Despam me. Its a problem affecting everyone and Seun is working on it to rectify the complains. It cuts across all the forums and not just property forum alone.

So sometimes a poster will post an advert and after posting he wont see it. The next thing is for the poster to believe the[b] MODERATOR DELETED THE POST FOR NO REASON WHICH IN MOST CASE IS NOT[/b]. Sometimes i dont even know what has happened who who has been affected until i recieve a mail privately that the persons i.d or post has been blocked and i will have to forward it to Seun to look into it. In fact because Seun is so busy trying to rectify so many peoples complain, it takes days for him to sort it out but instead of people to ask and confirm what happened, the next thing is that you start hearing accusations that i banned this person and i deleted that person and that i am Abacha blah blah.

In fact its on record that the property forum has the least number of people banned since i became the moderator here. I allow everyone go about their business and when there is an issue i step in. Some agents dislike me, while some appreciate me. Its not my duty to please everyone and i have learnt not to be bothered about those kind of criticisms that have no head or tail.

3. Back to you, i have taken this pain to explain to you and the reason your not banned is because i think your still learning your way around the property section. The rules are very simple. Post only 3 adverts per day in the main property forum to allow others do like wise without overshadowing each other while you can post more than a million adverts together in the bulk property ad section without hindrance. Follow this very simple rule and there will be no problem. If by chance your posts get deleted or banned due to the spam filter, let me know and i will forward it to the appropriate quarters to deal with it. I dont ban because no moderator has the power to ban. I dont delete any post because no Moderator has the power to do so. I shift posts to the appropriate section only and forward names of defaulters to the higher powers to look into it to decide whether they should be banned or not. If Shiffy is being honest with you, he or she will tell you i warned them severally privately to stop doing this and you yourself can testify to that.

Cheers

@yemi313

No moderator has the power to delete anypost and if it is offensive or out of line it will only be moved to the appropraite section. Besides I have not come across your posts and I haven't seen you spam the property forum and if your posts are being held by the spam filter, then its something that affects everybody randomly including moderators. So please stop making accusations without hearing the other persons side. Nobody has deleted or tampered with your adverts and if there is a problem, let us know and it will be de-spammed.

Cheers

Day 11 And Shiffy have been banned for spamming the property forum and not following the rules of not posting more than 3 topics in the property forum. The rules state that bulk property posts must be posted in the Bulk property forum. Anybody that violates this rule will be summarily banned. The Admin has gone out of his way to sanitize this forum and sanctions will be meted out summarily to anybody who violates this rule. For every time a poster is banned for spamming or trolling, his i.d will be listed to let viewers know who and who is off Nairaland Properties and if you come back with multiple names you will be further banned. Please Agents Govern yourself accordingly and let this serve as a final warning to others. Spamming in whatever form or guise will not be tolerated.

Cheers

Posts: 51

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Re: Land Wanted In Lekki/ajah Area Or Omole/magodo Area, Budget N10m-urgent
« #29 on: September 05, 2010, 07:02 AM »
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For All,

11 plots for sale after Awoyaya, Ajah, Lagos.

- land is 40 minutes drive from Ajah Car Park; 30 minutes from Sangotedo.
- Land is between Awoyaya and Eleko Beach
- Currently excised and free from govt acquisition.
- the entire front plots have been taken and just 11 plots left not far from the road.
- a plot is going for as cheaply as 1.5 million
- theres a registered survey
- a letter of excision clearly showing govt reserved plots for police post
- There is a road nearby that connects directly to Eleko Beach after 20 minutes drive (Pictures included)
- Pictures of land and sorroundings included.

Call: 08036685576 (Yemi)
07055770959 (Gloria)

Sorry Mr Yemi, i want to clarify something in this post. You said its after awoyaya and its between awoyaya and eleko beach. I am trying to specifically point out in my mind where the land is. Are you saying its around Eleko beach or its close to Awoyaya? Because they are 2 separate dinstinct areas which are almost pole apart? I will appreciate if you can clear up this slight confusion i have based in the geographical location of your properties you advertised.

Cheers

Quite a while since i have written an article that benefits everyone. I have been caught up in a lot of things am trying to sort out hence my not being too visible but thats no excuse for me not to share vital informations when necessary.

Recently the property section has been awash with people advertising to sell lands and architects providing us with all sorts of beautiful 3D Designs, but what about the all important building plan approval for those that want to get it and have no way of knowing what it costs or entails?     

I shopped around in Alausa in the town planning department to get more info for those that need the building plan approval and i was able to get one of my contacts to give me a run down for the requirements for the building approval and he was kind enough to give me a sample requirement for building a house in Ikorodu.

One more thing, please remember this is a free service gotten from a contact and in no way am i claiming to be an expert here or know the true hidden costs or process to obtain it.

I am just trying to educate people so as to be armed with more information when seeking out to get yours in the nearest future when necessary.

[size=14pt]REQUIREMENTS FOR GETTING A BUILDING APPROVAL (IKORODU AS A CASE STUDY)[/size]

1. Proof of Ownership/ Title Documents/ Certificate of Occupancy or Governor's consent

2. Copy of Sun Print Survey Plan

3. 5 sets of Architectural Drawings

4. Current Income tax clearance certificate

5. Current Special Development Levy

6. Tenement Rate

[size=14pt]FEES AND CALCULATIONS OF CERTAIN CHARGES[/size]

1. Tenement Rate:                                                   N5000

2. Building Plan approval Processing Fees:             L X B X H of Building x MF

(L X B X H of Building x MF means LENGHT, BREADTH AND HEIGHT OF BUILDING)

(MF means Multiplying Factor for the location of the Proposed Building from foundation to roof top of the Proposed Building.)

Different Areas have different MFs.

Our Specimen Multiplying Factor (MF) area for calculation here is Ikorodu which is 25.

So if for example the Length is 30, the Breadth is 15 and Height is 10 and the MF is 25, it will mean 30 x 15 x 10 x 25 ( L X B X H X MF)  which is 112, 500

So the Building Plan Approval PROCESSING fee from the above calculation is N112, 500

3. Building Plan Approval APPLICATION Fee:                                                            N10,000

4. Layout Fee                                                                                                N5,000

5.  Registration Fee                                                                                       N5,000

6.  Certificate of Fitness Levy                                                                         N10,000

7. Physical Development Levy  ( This is 10% of the Fees from NUMBER 2 TO NUMBER 6) i.e

N112,500 + N10,000 + N5,000 + N5,000 + N10,000 =N142,500                                                                   

10% Of N142,500 Is N14,250

8. LASPYDA Levy                                                                                             N500

9. LASEMA Levy                                                                                               N5000

10. Fencing Permit                                                                                           N10,000


TOTAL                                                                                                             N177, 25O                   


This is a rough estimate for a building in Ikorodu and the figures used as the L, B and H for the proposed building is an estimate but the MF is 25 for Ikorodu

[size=14pt]The 5 sets of Architectural Drawings With Necessary Stamps and Documents  [/size] include the following:

1. Architectural Drawings: N150,000

2. Structural Drawings: N35,000

3. Electrical building Services Drawings: N50,000

4. Mechanical Building Services Drawings: N50,000

5. Bill of Quantities: N50,000

TOTAL : N335,000

The Above quotation of the Architectural Drawings was supplied to me by one Architect and in no way does it represent the fees each architect charges. Its left for you and your Architect to haggle it out to get a favourable price that benefits both of you.

So if you were to get your approved building plan Including the 5 sets of Architectural Drawings  using this sample quotations for Ikorodu, it might cost you the total sum of N335,000 + 177, 250 =N512, 250


Once again i hope i have been of help to those desirious of knowing how the calculations work and i also issue a caveat that these figures were given to me by a contact in the Town planning Office in Alausa and the cost may be more or less but this is just a rough guide to aid you in doing yours in future.

Cheerio  till next time!

Cac online doesnt work. The worst set of bureaucrats in Government are the ones working at the CAC. Delay and time wasting is their bread and butter so that you will get frustrated to tip them to make it faster.

You have no choice but to do it physically!

@Mickbay

Thank you very much. I am more than Grateful to you. I will heed your advice. If anyone else has someone he can recommend too, i will be very appreciative.

Cheers

Good day Auto experts.

I need your help badly. Can any of you please recommend a good Volkswagen jetta mechanic that you trust to assist me in repairing a car i own. Its a 2005 volkswagen jetta American specs also known as a bora in this part of the world. Most of the so called volkswagen mechanics i have encountered are just quacks and have made things worse for me.

I desperately need your good counsel and advise right now to direct me to a right one since you guys are the resident auto experts. A sample of my car can be seen below in this thread only that mine is automatic https://www.nairaland.com/nigeria/topic-134211.0.html.

Thanks for your help in anticipation

Etuhu Again? Seriously can anyone tell me what impact that guy has in our national team? He deadens the attack, he slows down the defence and doesnt distrupt midfield play by the opposition team. That guy is a short one anyday any time.

This is a very wrong and misleading article. There is no way to prove that it was in lekki. Absolutely no way. I think the story is fabricated. What recent flood in Lekki caused this? Why are the adjoining houses not shown in the pictures. This picture could be anywhere in Lagos or even the south west, benin or calabar. Lekki/Ajah houses require strict rafting to support the buildings and good drainage around the surrounding property/properties and most residents know that. So where this this issue come from?

Am sorry to say but am very am suspicious about the Lekki toga given to this property and the need to cause unnecessary panic. The sender should state the exact area and location before commenting on such.

liftedone:

@ johnie, I'm totally impressed by your post on what's happening on the Lekki Epe axis, very thorough. Well done. I wonder why it was moved to the Politics section, though. Was it not getting any responses on here?

Anyway, as you can see here is more of a market place, we mostly come here to advertise our properties. Hoping that will change with time.

@xplicit pro someone was recommended to me. Thanks for your interest and will keep your details for any future requests.

I was enjoying it too until johnie specifically requested for a transfer of his thread and it had to be honored.

It has come to our attention that some Agents on Nairaland take delight in posting their whole estate Agency bulletin property adverts on a daily basis and choose to replicate them one thread at a time to create more attention and acquire space time. Nairaland property users have complained furiously since this is akin to spamming the boards and hereby pushing down important property articles that are relevant. So the admin has created a new board where by estate agents that post more than 2 threads a day can post their full property bulletins alone daily at your own cost, time and pleasure without disturbing the other pleasures of other Nairaland users.

Please be warned that any one who violates this rule would lead to an instant ban because a new medium has been created soley for you. Hence forth all multiple property adverts will be thoroughly scrutinized and any agent who flouts this rule and is reported will be banned. Endeavour to use the bulk property adverts section more and leave the main property threads for discussions, articles and meaniful contributions.

Please Agents Heed this advice so as to stay clear of the possible sanctions that await you.

Cheers

Link to the Bulk Property Advert section https://www.nairaland.com/nigeria/board-72.0.html

This is strictly poor proper planning when building a house and secondly, i can bet my last dollar that this house was bought from one of those swampy water logged areas that agents advertise in Lekki and people rush to spend over N10Million to N100Million buying just because it has been designated as a prime location. After spending that much buying a swampy water logged land, they now skimp and become stingy in paying a huge sum to sand fill and not put proper reinforcements i.e raft foundation to build the house and when situations like this arise, people begin to complain that Lekki is not a good place because of flooding and the likes.

I am sure the immediate neighbour of this fella's house is not flooded. Its just bad planning. From V.I down to Epe, anybody erecting a structure must spend that extra sum to build a solid raft foundation unless it will suffer from re-occurring floods like this. And am so sure if they check the approved building plan very well, its totally different from what the owner of the house claimed to construct here. We all know that the Island is prone to flooding due to the proximity of the beach but this house is just 1 in a million unless all the houses from Lekki phase 1 down to Lakowe will be experiencing this same thing and nobody will be living there.

Just bad planning and stinginess when it comes to spending money to do the right thing at the right time.

P:S: Just my 2 cents. I rarely advise anybody to buy a water logged land. The money to be spent on sandfilling and raft foundation can run you mad and in the process of trying to manage the budget, you might end up sacrificing materials and professionalism by short changing the sand filling process or the strong raft foundation construction and there is no way in future you wont experience this.

Buyers please beware and always seek professional advise before you buy a land especially in Lekki/Ajah

Cheers!

Sorry where is Arepo? I have no idea where that is

Cheers

Funny Post! Dont you have friends in Nigeria or what? You want to stay with a married couple that doesnt know you from Adam in Lagos to accomodate you and you think N15,000 will sustain you? If your looking for a surrogate couple to harbour you in Lagos, then you must be watching too many Hollywood tv series. At least the people or person sponsoring your trip to Nigeria should be able to provide decent accomodation for you here. Look towards them to sort you out.