₦airaland Forum

Quite a while i have written an article on Nairaland relating to property issues and to be honest i learnt more tricks from land fraudsters in 2010 than i could ever imagine. I thought i knew every trick in the book and how to deal with them but they kept on coming at me like a heavy downpour and i couldn’t catch my breath in most situations. In fact it was so bad that i almost gave up handling property matters and questioned my competence in some instances. I have taken a long time to soul search and ponder how to make 2011 more successful and also let people know the tricks and inherent dangers in not doing a thorough search for a property and also lowering your guard in trusting people when it comes to property matters because once they see that slight opportunity that you trust them, they will hit you hard.

Make no mistake about it, no matter how we pray about it or wish it wasn’t true, 419 is rampant in Nigeria and its extremely prevalent when it comes to buying landed property in Lagos. These people are tough and cold hearted and they take no prisoners when it comes to making you part with your money. So below are some rules and tips when buying property this 2011 and please learn from them because i also was a victim when i of all people let my guard down.

1. Rule number one and the most important rule: TRUST NO SELLER OR AGENT NO MATTER WHAT TILL YOU HAVE GOTTEN YOUR DOCUMENTS SIGNED, SEALED AND DELIVERED.


2. Don’t believe all the Marketing Bullshit adverts from Sellers or Agents till you have done your own personal search to confirm. The more they tell you they have a good track record for sales done properly, the more you should be prepared that you might be the first person where things will go wrong and your money will disappear.

3. Every land you are interested in, always and i mean always ask for these documents:

a. The Survey Plan

b. The deed of Assignment and how the property was transferred from time immemorial to the present day Seller:

c. Copy of the Original receipt the Seller used to purchase the land and from whom he bought it from

d. Copy of either the gazette, C/O or governors consent of the land.

e. If possible visit the property personally or send a representative you trust. Never buy a property directly from a property magazine or website without you seeing it personally or sending your representative to see it and comment on it.

If a seller tells you he is not ready to release a document because it’s a private document, please walk away. Every landed document is a Public document of record that can be investigated and searched. The more they tell you they can’t release it, the more suspicious you should be and after demanding it strenuously and its still rejected please walk away fast.

Sweet Talking by a Seller or Agent will only put you in more trouble. If the Seller or Agent says it will take him time before he gets the document but you should fast track the transaction till he gets the document because other people are interested in the land, let him go and eat the land. Without these documents for search,  your only falling victim to these fraudsters.

CASE STUDY NO 1 IN OKOTA:

A Nairalander contracted me to do a search for him in respect of a land he wanted to buy. He contacted an Estate Agent who introduced him to the owners of the land and they claimed to be family members of the Okota Ruling family. When i got to the Omonile's place of residence, i asked them to identify themselves and they brought out everything including driver’s licences, Nepa bills showing their names and addresses, bank account statements, letters and certificates showing they are affilated with the Okota Ruling families. In short everything i asked from them in terms of identification scaled through.

On a further Personal inspection of the land i noticed it was a fenced land and had a small gate man's house there. I asked the Omonile when he bought the land he said in 1978 and showed me an old receipt of the purchase with these old 5kobo stamps attached to it and he told me to take it to the Okota palace to verify it and even gave me a name to meet there to cross check which i did and the person he directed me to brought out a book showing all the transactions since the 1970s till date and confirmed that the original Okota family sold it to the omonile.

I asked the Omonile why he was just selling it after 20 something years and why didnt he build on it since Okota was a prime place, he told me he was short of money when he fenced the land and built the gate mans house 5 years ago and abandoned it but he was now ready to sell the land for N6 million. I asked him where he was living now and he said he lives in Igando and i traced his address to the place he gave me as his official address and i couldn’t help but try to compare the Okota property he said he was building and owned and the igando squalor home he is living in presently to see the differences. I had serious doubts about the seller but i couldn’t find any fault so far.I now decided to up my game by demanding for the documents of the property and he gave me a registered deed of assignment registered in Alausa in the 1980s and upon search it was found to be duly registered in their name and i finally encouraged the Nairalander to do a survey plan search which finally checked out.

After all said and done, i had nothing else to search and had to endorse the sale for the buyer and the property was going for N6.5Million but my spirit still wasn’t convinced that all was right but i couldn’t point out precisely what the problem was and how to detect it. The Agents kept on adding pressure on the Buyer that he should buy the land because other buyers were also interested and in return the Buyer added more pressure on me to endorse it quickly because he didn’t want to lose the land because to him it was a steal. On the eve of the night of paying the sum, i felt very uneasy and i took the receipt and deed of assignment and kept on going through it over and over to see if i could pick any faults but i couldn’t.

Driving home that night i suddenly had that urge to park along the road to review all the documents properly and that’s when God decided to open my eyes. The Deed of Assignment registered in Alausa in the 1980s was a perfect clone from the one i was reviewing. Everything was properly typed out and stamped exactly and dated exactly[b] except one very tiny mistake[/b]. The person who drafted the clone Deed of Assignment was an expert forger but he slept off at the end of the drafting and in one small corner he forgot to proof read his work thoroughly. In a particular line of the deed of assignment where it was to be dated 16 of April 1983, he ended up typing 16TH OF MAY 2010. That small error was all i needed to cancel the transaction. I took that same cloned deed of assignment to Alausa and gave it to 4 experts there and none of them where able to discover the error until i pointed it out and they were extremely amazed at the level of forgery.

It was’nt discovered due to human power but through God i must confess and when i confronted the Omoniles about the fraud, they simply demanded for their papers and said they weren’t selling again. The next day i came to confirm about the owners, i was told they had disappeared and moved out from the place they were staying. I further learnt that they planted a mole in the Oba's palace in Okota and doctored the log book that recorded all the transactions for people who search to be convinced its real and i finally discovered that the plot of land belonged to professor in The U.S that bought the land in the 80s from a third party seller and was developing his land little by little but didn’t know Omoniles where attempting to sell his property at his back.

So the moral of this story brings out the following tips:

a. Never trust any Omonile who brings out any document for a property that you can see that is quite new but the documents are old looking

b. Always be wary about properties that are fenced. Try to get to the bottom of it why the so called seller fenced the property and he is ready to sell because he might be selling you another man's property

c. Whenever you see foundation on a property, always demand for the building plan approval to confirm unless they might be selling you another man's property

d. Always demand for the survey plan for a fenced property and try and trace the beacon numbers either on the ground or on the wall and compare them with what you have on the survey plan and compare the date the survey plan was made and drawn and the name on the survey plan.

e. Never be in a hurry to buy a land and don’t let the agents or sellers push you till you have completed your search and convinced all is well unless when your pushed, you part with your money and you won’t see both the agent and seller again.

f. Always try and visualize a person selling a multi million naira land and his personality. Someone that looks like a person that hasn’t counted or seen N500,000 EVER CANNOT CLAIM TO BE AN OWNER OF LAND THAT RUNS FOR MILLIONS.

G. Please, Please and Please Investigate the Owner and the documents thoroughly. Don’t skimp on the search fees it could save your bank account and family savings. I get it all the time people shouting they can’t pay N50,000 for search but are ready to throw away N2 Million and above and later come back to cry to me where things went wrong.

This year i won’t even entertain such cries for assistance or help. I will rather force you to pay that money to do the right thing or ignore you because listening to some buyers last year made me cut corners to do a search and take money from my own pocket and i ended up not investigating it thoroughly because i felt sorry for them and wanted to help but when it went wrong in one or 2 situations i felt the brunt of it so its not going to happen this year again. FREE SEARCH LEADS TO FREE PROBLEM AND CHEAP SEARCH LEADS TO EXPENSIVE WAHALA FROM THE BUYER. 2010 thought me that and i have learnt from it. So please dont call me for free search anymore this year. If you pay me your widows mite, its better to hold me responsible for any flaw than hope i do it for you free and that widows mite will make me be more serious and committed to your job


CASE STUDY NO2   (DODGY SURVEYORS)

Everyone knows that i have been a foremost promoter of doing a survey plan search with a surveyor before buying and if possible going to the land with an Alausa Surveyor to confirm whether it is free from acquisition or not. Well i also fell victim of dodgy surveyors i recommended to people that ended up colluding with the omoniles to decieve buyers and me. Such instances occured in Okun Ajah, Mopo Ibeju, Sangotedo, Ikorodu, lafiaji, Eputu, Akowonjo and mowe.

These surveyors have found a way to beat the system because of their greed and its almost next to impossible for a buyer or me to know where they have gone wrong. If it is a familiar place they have been and they have met the owners of the land before and upon their search they have found out that the area is not free from government acquisition, they end up colluding with the omonile and the omonile ends up promising to give them a free land or induce them with money far above what the buyer will give them for surveying the land. So when they are to go to the land to investigate it with their GPS, they will search the coordinates and come back with a favourable report that the land is good. Because they are authorities in this department, you have no choice but to accept their word. You end up giving them the contract to do your survey plan and later on when you bring another surveyor there to investigate the land you realize that the land is committed or not free. Even on the survey plan of the land you have bought, they will be so bold as to stamp FREE FROM ALL KNOWN ACQUISTION but in reality your land could be sitting on a Pipeline or Coastal road for all they care. You confront them and all you hear is SORRY or that the instruments they used then were faulty blah blah blah.

The Omoniles have learnt to use them thoroughly to their own advantage since they know you might want to do due diligence. The truth is that it’s very rare or let’s say BIG MANISM that will make a Registered Surveyor follow you to the site to do a routine land search. They usually send their boys and whatever coordinates the boy writes for the oga, the oga just stamps it as being okay without even seeing the land sometimes. Some of The Alausa surveyors i trusted last year really messed me up atimes and i had to give up recommending anyone again. Most of the time the buyers end up blaming me for introducing them when in reality i had no idea this was what they were doing to buyers and collecting money plus free lands from the omoniles to distort the truth. This Greed and Fraud extends to all sectors of our country and its getting more difficult to see who you can trust.

When i confronted a past surveyor general of Oyo state on this issue, he told me point blank that such practices will not stop unless they change the procedure of checking land coordinates in Survey General's office and the buyer is ready to pay the right fees for a thorough survey check.


He says the law on survey check states that a survey plan must be done on the site personally and after that a[b] LAND INFORMATION WILL BE DONE WHICH COULD TAKE UP TO A WEEK AND THE SURVEYOR GENERAL WILL SIGN ON IT TO SHOW WHETHER ITS FREE OR NOT AND IF IT ENDS UP NOT BEING FREE BUT IT WAS ERRONEOUSLY SIGNED AS FREE, THE STATE GOVERNMENT WILL COMPENSATE THE BUYER[/b].

But the flaw in this system means that the proposed buyer must shell out almost a[b] N100,000 or more to do a survey plan and register it before the Land Information is drawn up and gotten and if at the end it is found that the land is not free, the buyers money goes into the drain and he performs this process all over again till he gets the right property to buy.[/b]

The Bitter truth is that how many people will be ready to go through this process? Virtually 1% of buyers so we still have to rely on these Surveyors doing their thing and hope for the best that they are competent enough, loyal enough to you first and trust worthy to deliver.

So despite the Ups and Downs of 2010 with some dodgy Surveyors, i promised myself not to introduce anybody to any surveyor personally again again but i have also found out that not helping other people because of a few dodgy surveyors means am not fulfilling Gods work to assist because of my anger of the system and untrustworthy surveyors. I have now found 2 surveyors that i can alternate with to introduce people to help with their various searches. I can only vouch for my own work that its almost perfect and i take blames for my own short comings but not the short comings of other people because i introduced them to you. While i believe they are morally upright people that SHOULD DO YOUR JOBS PERFECTLY, still have it at the back of your mind that they are human beings and can also go hay wire so they must be monitored seriously. Remember RULE NO 1: DONT TRUST ANYBODY.

So the Moral of this story brings the following TIPS:

a. Once i introduce you to the surveyor, whether private or Alausa, make sure you know his office and where he works. Your not paying me money and i dont share their money, so you must know who your giving money to and if your satisfied with him. Its not enough anymore for you to say ' LAWYER INTRODUCED ME TO HIM OR HER'. That excuse died with 2010 and i am no longer taking liability for a surveyors job. I have my own office, my law firm duly registered and my documents to back me up when called upon located in Ikeja. So also get to know where the surveyor works and know what works he or she has done I can only recommend based on previous good works and monitor them for you but your the one paying them.

b. Also when a surveyor is going on a search, make sure you ask him or her about the GPS to take the coordinates. Most of them have computers where the whole coordinates is stored in so once they punch the coordinates in the system, they should have the answer in minutes. Please try to make them show you the coordinates through the system personally or scan it out to you. It replaces the land information to an extent since your coming through the back door to be 100% sure of what you’re buying. If your surveyor can't give you concrete facts to back up his case, please abandon him in a Jiffy. Don’t get sentimental. I was a victim in 2010 because i was sentimental. This 2011, Mr. Sentimental has Died. No Dulling!!!

c. Most surveyors charge exorbitantly but one thing i will advise from now on is this. Never pay a surveyor his full money until he has done the survey plan and has placed the beacons on the land. Also demand for the red copy after the survey has been done and pay that extra money for land information search to cover you. PENNY WISE POUND FOOLISH is the cause of so many landed problems and i vow to be very hard on them on behalf of buyers who can’t have access to them because of distance or work schedule. 2010 Has made me tougher to understand their tricks and i won’t let them get away with it in 2011.

d. Talking of the beacons: Make sure your surveyor places these beacons on the ground after the survey has been drawn. The absence of beacons lead to boundary disputes and gives omonile the opportunity to steal lands because it cannot be identified properly. Don’t let lazy surveyors take advantage of you this 2011.


CASE STUDY NO 3. IKORODU: (How to Detect Land Owned by Another Person that is being offered for sale)

A Friend of mine saw a bungalow he was interested in and decided to buy it in Ikorodu. Upon search we found out that the Seller was the true owner and had all the documents to back it up. In fact he was living in that bungalow for the last 2 years after he just built it and put it up for sale for N7Million. My friend was really interested in it and[b] he had an agreement with the seller that he would pay him N4Million as the first installment and the remaining balance of N3Million for the second balance in 2 months time[/b]. Everything was agreed to and the first N4Million payment was made to the seller in his lawyers office and as an extra security for my friend i said the seller should collect the keys of the bungalow to move in and after he settles the final balance, the original documents such as the survey plan, deed of assignment and original receipts including the building plan will be given to my friend. The seller agreed and handed over the keys and took the N4Million and a contract of sale was drafted and signed in his lawyer’s office and witnessed by a lot of people.

My friend immediately took possession of the bungalow and moved some of his things in to show intent / immediate ownership and hoped that before the end of the 2 months he would balance up the remaining amount owned. Due to the nature of his job off shore, he was away for about a month and a half and when he got back to his bungalow; he noticed the bungalow has been over taken by another person who had moved into the bungalow.

The place was repainted and totally newly furnished and all my friend's loads and properties had disappeared as if they never existed . The new owner claimed that he bought the same property from the Seller 2 weeks before my friend came back for N10 Million Naira and he paid at once and in exchange he was given the survey plan, deed of assignment and receipt by the Seller and when he moved in he did not see any property in the house to make him realize that it was being inhabited by anyone previously. All attempts to locate the Seller till date has proved abortive to either arrest him for fraud or sue him for fraud and breach of contract. The lawyer and Agent kept on denying that they haven’t seen the Seller but because of the pressure on the Seller's family, the N4Million was refunded but my friend lost a lot in terms of other fees he paid to get the property i.e survey fess, legal fees, agency fees, miscellaneous etc and all his belongings he left in the house but at least he was fortunate to get his original capital paid.

The Moral of this Case study provides the following Tips to learn from:

a. Be very careful before you attempt to enter into any installment payment. Look at the people your dealing with. Investigate them properly. Cover all your lose ends. More especially if you can pay at once to get the property please follow that route. There are so many bad people in the property business that are ready to exploit that loop hole especially since if a second buyer comes forth they can resell that same property to him for a higher price and refund your money  if they are kind enough or deduct from it and tell you stories.

b. Also if you’re buying a land, always try and look out for signs to show that land doesn’t belong to the omonile. Once you see it has been newly cut as if they want to start construction work, immediately know its a stolen land because nobody will cut his land today and sell tomorrow.

c. Also learn to know how to identify fenced lands and the blocks used. If a seller is telling you that he just fenced the land but the fence looks very old with the blocks as if it has being molded in the last 10 years, know the seller is trying to trick you to buy another person’s land.

d. If the fenced walls looks new, ask him why he wants to sell so soon after spending so much to fence it and try to get the architect who fenced it for him to confirm. Use that trick that you need the same architect to assist you in constructing a structure on the land and when the seller begins to dilly dally about the whereabouts of the same architect that built his own fence then you know he is a scammer.

d. Also when you get to a land and you see beacons around the land; ask immediately for the survey plan to compare the name on the survey plan with the sellers name and the beacon coordinates with the ones on the ground. Also check the date the survey plan was made and the surveyors address on the Survey plan to confirm and cross check whether it was the same surveyor that did it. If the seller is playing games with providing the survey plan for the same land that has beacons then you should just walk away.


To be honest there are so many stories and tricks i learnt last year that i can fill the property forum for days with, but i have to stop here for now and learn too from these tricks to become a better and smarter Property Transactional Lawyer. Also please i implore you to learn from these tips too to perfect your property transactions. Before you part away with your money perform these searches or contact me. I have become very very good at this in spotting fraudulent landed deals, although not perfect and still learning new scams everyday but this year i hope to save people millions and millions of Naira especially those living abroad that do not have access to know what is going on here and how to go about it and pray these land fraudsters change their ways and learn to get a job instead of scheming on how to steal and defraud people's money.


Next time i would add more tricks i learnt when people want to sell Government Schemes, Omoniles who resell other people's lands bought and how to protect your land from being resold and why its necessary to document your papers in Alausa after you have bought it to prevent land scammers from playing on your intelligence.
Cheers

chormy:
lawyer

I have been offered a plot at Badore (withing the gates of Silverpoint estate) , on the search the land is GA. a call to the chairman reveals the estate was gazetted but the school and a few plots at the front were not included for some reason.
Now is it possibel to release the plot by paying the goverment the xN per meter to gain a secure ownership.

I have sited the DOA and it tallies with the local family etc the lawyer is happy on that subject, a survey we had done revealed the problem.

Any advise on how to proceed, the plot is reasonable price if you included the 1500n/meter costs to the LSG as i suspect we would have to pay to release the land.

chormy

Hi Chormy,

To be honest i have read your requisitions above 3 times but am trying to understand the message your trying to convey to me. So would you be kind enough to repeat and expaniate more or better still call me so i can explain better.

Cheers

@bayleaf

Any Agent or seller that is asking you for a dime to produce landed documents for you to go and search to confirm its authencity is a thief and crook and has something to hide. Landed documents despite its private nature end up becoming public documents for search. E.g a survey plan is a public document registered and lodged in the office of the surveyor General, a deed of assignment ought to be lodged and registered at the Land registry for search and confirmation, a Certificate of occupancy is a document of public record, same thing with a gazette lodged in the cabinet office.

So what are they charging you for again. The only people that can charge you for anything is the lawyer doing the search for you on your behalf and the government that prescribes fees for search. Any other person or body is just trying to play on your intelligence and its best you watch out for them.

Cheers

surveycash:
Sir, what does it take to register an old set of secondary school leavers? We left secondary school 8yrs ago and we are trying to organise a reunion. The bank will not give us a corporate account without corporate registration with CAC. What do we register with CAC? Club? Association or group, We intend to call ourselves LATMOS 02 Reunion (for now, though we may change it in the future)

You register an Incorporated Trustee also known locally as an NGO. It will accomodate all your plans. Rotary Club, Jaycee Clubs, Old Boys reunion associations are all examples of Incorporated Trustees

Cheers

Sorry to all our esteemed Nairaland Agents: Happy and successful 2011 in your sales!

Happy New Year Property Forum readers and Users:

To the Agents: Wish you a very successful 2010 in Property Sales

To the Buyers : Wish you will grow wiser and do a search before you buy an Property whether it worths N50,000 or N5Billion and May God enrich your pockets to afford the property or Lands of Your Dreams ( Also Perfect your Documents o)

To Omoniles and Land Fraudsters: Wish you the best of all the Nigerian Police and EFCC has to offer you and Legal Punishments that can be used to serve as a deterrent to other Land Thieves.

To Property Forumers: Wishing you will forgive me if i had not been able to attend to your requests. It was not done intentionally. I will try my best to attend to everybody's request personally this year.

Do have a Wonderful 2011

Nairaland Lawyer

@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

Offline Offline


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