₦airaland Forum

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Yes i have to concur too that dayo is one of the most professional agents i have met and i enjoy working with him. If most NL agents were as courteous and transparent as him, the property forum would be a very good place to be. Anyway my job is to weed the wheat from the chaff here and i can endorse him anyday as a professional!

Anyway Thread locked since the Lands is not something i would endorse for purchase by Nairalanders now!

Why is it that i dont believe this post and request one bit?

Which company will request for a property and still say the amount they want to buy a property and for N300Million for that matter and its NL they will see that property?

It reeks of just scuttlebutts and dem say dem say rumours.

Sorry i dont buy this request and poster needs to furnish more proof why agents should respond to your request!

Well i have inspected the place and am sorry to say i will not endorse the Shapati lands because of one major reason

Distance.

While it might sound and look like a good deal, the distance is not something am comfortable with and its still very very bushy and dayo acknowledged that too. If it has been closer to town, it might have made sense but i as i told dayo, any plot i am not happy to put my own money to purchase, is not a place i would encourage other NLanders to purchase. So that is the end of the shapati lands for now. May be in 2011 we might revisit it if small civilization emanates but for now, Chapter close.

I also want to thank Dayo for taking time to find something that is affordable for NLanders and i have told him to search for more hidden treasures or property steals and once i inspect, search, investigate and endorse them as viable and good for purchase, trust me you will be the first to know once i give the go ahead!

Cheers!

OJ2010:
Hello lawyer,
If one is buying land in Northen Foreshore please How can one do proper check on the said property?

Search in Northern Foreshore is as easy as they come.

1. It has a C/O

2. It is divided into proper schemes with layout so the copy of that survey plan scheme is in the surveyor general's office

So with good papers like this, everything is very simple to search.In fact its this kind of properties i love to search without any stress because i know it is there except its a 419 cloned document!

I have always been an advocate of cheap properties or lands for NLanders because i believe most of the readers here are up and coming future Property Billionaires and we need to start somewhere small before we turn to the property billionaires buying everywhere. Anywhere i see a steal i wont hestitate to endorse it for NLanders as long as it has good documents and the lands are genuine.

I should be inspecting this myself personally soon hopefully tomorrow Sunday (No rest for Lawyer like some of you o!) and give you my own feed back!

Dayo you know me and the way i do my work, no wuru wuru! If its good, its good, if it has just one K-Leg no show! So NL keep your fingers crossed till i know what it entails and the package to know if it is a good steal or not in terms of everything.

Cheers

ezblessyn:
lawyer pls is survey plan different from deed of assignment

Below is a sample of a surveyplan. It contains all the mappings and coordinates of an area you want to buy. It is through this survey plan the first search can discover whether it is free from acquisition or it has been acquired by Government.

Always demand from the agent a copy of the survey plan of the property you intend to buy from the owner to aid you in your search. I have seen hundreds and hundreds of properties that have been advertised both on NL and outside Nairaland that look so sweet but from the survey plan it can be easily discovered that it is under Government acquisition especially in Ikorodu and Lekki/ajah.

A deed of assignment is a written agreement between the owner that sold it to you and the new purchaser to buy a land or property. Without this deed, you have no proof that a purchase occured. Most people always rely on recipets to show proof but time and time again, these recipets can be falsified or denied by the seller when ever he wants to sell the land to another person but a deed of assignment describes the time the transaction was made, between which parties, the location of the property, the survey number, the amount it was sold and the signatories to the transaction.

Unfortunately i cant show you any deed here as an example because i need to maintain the confidentiality of clients but maybe some day i might draft a sample deed of assignment and post it for you to see.

Below is the survey plan sample:

Cheers

Wow, under 3 days and i have over 20 requests to search survey plans . Lagos una like awoof o! (Just kidding)

Am glad your all  being very conscious to verify what you intend to buy. Please just give me a little time to collate all the survey plans and post the result and if i cant send it to you personally via email, i will relate the information here on Nairaland but will do everything possible to hide your identity and only you and i will know it belongs to you.

Please another thing i should beg you about is that, when scanning the survey plan try as much as possible to make sure the coordinate numbers come out clearly. Sometimes a 3 could look like 5 or a 4 look like 7. These slight variation in numbers could show a property in Ikotun reading Akowonjo if i cant see it properly. So i will beg you to assist me there too, so that i give you the best services required.

Finally i have begged you guys to shelve badore properties.

75% of those lands are committed lands and it is not too advisable to buy there no matter how cheap it might seem to you. You might be buying wahala that you can't comprehend the loss in future. I already have 3 survey plans from you guys asking about badore and all the 3 fall under Committed Areas. I wont check badore again. Its getting frustratingly tiresome.

Cheers and keep them coming!

Sirlopey,

Send me and email with your number. I might have someone interested.

Cheers

School Hostels especially the hostels in state schools! Fastest Returns ever!

I attended a state school and i graduated years back and i was paying N60,000 per annum and we were 2 in a room o! Imagine and the landlord had like 30 rooms.

What a bloody wise man. I heard one room goes for N150,000 per room space and people are rushing it. Students ehen! Forever loaded!

Guk:
@Lawyer,

How do you want to cope with the deluge of requests that this will attract knowing that we like freebies too much.

2ndly, do u have the capacity in your office to cope before your Quality of Service begins to drop because drop in
quality of service can have a negative impact on exisiting and future service delivery.

As you Lawyers say: CAVEAT!!!!

Hi Guk,

Thanks for the concern. I will try within my capacity and as God gives me the inspiration to do it and if i ever get tired or overwhelmed, i will alert you in advance to assist me if need be.
Dont worry about the quality of service. That is non negotiable. I will rather withdraw the services than be negligent not to give you the best. Not because the survey plan search is free, that doesnt mean i wont be liable for any mishap. I will only try and do my best to assist people and leave the rest to God.

Anyway, trust Nairalanders, my box has already been bombarded to pieces. I went to Alausa 2 twice today to check surveyplans in Lekki and they are already thinking i want to buy up the whole Lekki

Thanks again and hope to hear from u soon

@aasog

Hi,

To be honest, Any advice i give you here other than getting the C/O and Approved Building plan is totally illegal under the law in Lagos state and this is a public forum, so my advice might be construed to mean am going against the law and i am teaching people how to subjugate the law but this is what i can do for you. Send me a private email and i can respond to your request privately to see other options available that normally makes all parties happy in the end.

Cheers

No problem dayo, keep me informed when its time for me to do due diligence there. You know the way i do my things, so i dont expect any mago mago or sme-sme. . . lol

I have no problem with you in fact its rare for me to give people/agents a thumbs up on Nairaland, but having observed you and seen you operate, i see you adhere to a strict moral code of professional ethics in your dealings and i wont hestiate to endorse you for references.

Keep up the good work and protect your intergrity more this 2010

Dayo Compliments,

Where is Shapati? Enlighten me more! N1.5Million is not a bad deal if its within a decent location.

Cheers!

Hi Texasguy

I saw your request and i would like to educate you on some things in respect to property purchase and the likely fees you might incur so that you can adequately re arrange your budget properly and plan towards it well.

If you buy the plot N1Million, you still have to set aside N120,000 to N150,000 for your survey plan which is compulsory

You also have to set aside most likely between 5%-10% for the agency fee and legal fees for the property

You also have to consider the hidden fees that are always inherent in buying properties in that area such as omonile fees for signing the reciept, youth and elders fees, community development, foundation fees etc. Depending on the area it can range from N50,000 to N500,000 For that.

The reason i am stating all these for you and others to know is that there is always this misconception when people are buying land and have this fixed fee as their total budget and in between these little fees and hidden charges tend to break the whole chain of budgetary planning and expections.

So its either you make sure everything your planning to purchase falls under N1Million including these fees highlighted or You plan towards the other fees but no matter what happens, not because you have set a price target for a plot of land,that doesn't mean you should purchase a land at all cost without doing the requisite search to know whether it is a valid land or not. That will just be penny wise and pound foolish. The lands are not running away. Sit down, do your due diligence, budget your finances, strategize and purchase your property in happiness.

Good luck in your endeavours and purchase and keep us updated

Its always good to see on NL properties that are quite affordable and within reach. Hope there is still more room for negotiation by prospective purchasers

Happy Sales

Its just very simple: No matter how highly paid you are working for either Mobil, Zenith Bank, Zain etc, someday your either going to get fired, reshuffled, discharged or disengaged or frustrated and the need to sort things out yourself will become more manifest in your life.

Bottom line you need to be prepared to be on your own or do private practice while working for the big firms to support yourself and the only way is for you to have your own small private company registered. You dont know when it might come in handy for you to become a Business Superstar in your own right. I believe people who dont have a company registered when they have reached a certain age (21 or after you leave school) really have no plans to be enterpreneurs but followers.

I have seen people working for companies but with their small company they registered they have used it to collect small contracts from bigger companies to sustain themselves i.e whether to supply toilet rolls or merchandise or lap tops etc.Only people with companies can benefit from it.

When you go to your office tomorrow, look around you and look at all the merchandise and accessories in your office. Somebody like you formed a small company and bidded to supply those goods and products around you and pocketed that money. It wasn't a ghost. It was your next door neighbour who is sharper and more enterpreneurial than you. What of ladies that work in Banks but have companies where they sell aso-oke, import and export them? What about oil company boys that are savvy in I.T and still have small companies that supply laptops to the same company staffs? Nobody will do business with you if you dont have your own company no matter how small and once you have it, you can think straight on what next to do!

So you can be on your own and still be working for a bigger company. Its all about having more choices and more sources of income.

Just my 2 cents on how i know loads of Nigeians make money today by working in a big office for a firm and still make side money working on their own.

Cheers

markmogul:
Lawyer gd day thanks a lot 4 being a great help 2 this forum however my question deals wit mowe ibafo area
were all the etates accquired by ogun govt
if not which ones werent accquired and are safe to buy in.ie u dont want to reply here due to the sensitive nature of d last question
pls reply me via libranpet@yahoo.co.uk. Or07037836881

Hi Mark

Well to be honest, there are over 100 estates in the Mowe/ Ofada axis that it is very difficult to say which one is genuine and which one isnt and the last time i did an expose on it, it caused the greatest controversy in the property section so i have vowed to keep away from that axis and not comment too much on it anymore for now.

The only advice i would give you is that you should trace the company to its operational headquarters to visit it and see what goes on there and to make sure you alert your lawyer before you make any payment or if they give you any document to sign.

It is this lackadastical attitude of purchasers not engaging a property lawyer to advice them on the pros and con of buying into that estate that leads to all the complaints of recent arising from the mowe/ofada axis.

There are too many estates there and its very difficult to know which one has the largest subscribers or which one allocates its properties in time and in advance or which one is free from documentary defects or which one is suffering under huge loans they cant sustain and you the subscriber is suffering for.

Just engage your lawyer or go there to investigate before you put your money and dont let them bamboozle you to buy immediately because they tell you a plot is N200,000 and you think because its cheap you can afford it.

Cheap doesnt always mean better and could even lead you to more trouble. Its the bait these estates use to capture subscribers that they can't fulfill their obligations, so make sure you investigate their titles very well before you put your 10 kobo into it.

Anyway, not that i am holding forte for them but i have investigated Sherry View Estate thoroughly and so far so good, they arent that bad and keep to their own part of the bargain but please do your own research too before you think of using them. This is just my own opinion and it shouldnt be construed as a binding legal advice to patronize them.

Cheers!

elseohjay:
Hi Lawyer,

Thanks for the valuable info. Just a quick but not completely related query:

If I am buying an existing completed building with an existing C of O, I like to know, would the existing CofO in the seller's name suffice or would I have to get another CofO for myself. Someone suggested I may need to get Governor's consent. Is this the case, and if so would the valuation for the governors consent be based on the value of the land or the entire building?
many thanks for your prompt response

Hi elseohjay

Thanks for the question. Well to answer your question, it goes thus like this:


1. The C/O before you buy it must be in the Seller's name alone before he has the right to sell it but please go and confirm in Alausa first because they have the records of everyone who has a C/O

2. After you buy it, your not entitled to get a C/O in your name but a Governors consent. The C/O is only given to one Purchaser and for every other subsequent transaction of sale of that property, you get a Governor's consent.

3. Unfortunately, the Valuation would be done on the value of the building. But then again, it depends on where the building is located. If you go through my Post on the Governor's consent calculation, i put areas where the government is more concerned with valuing buildings more than some areas and in some situations, you could be lucky that they will just value the land alone. Its a 50/50 Thing.

Hope i have been of help!

Do keep the questions flowing!

Cheers!

Anyway i have decided to assist people more this year 2010 and i thank so many people that brought me back to Nairaland via emails and phone calls from around the world  through words of encouragement  and blessings when i wanted to quit due to the malicious things some Nairalanders were saying about me and to repay this gesture as my gift back to Nairalanders this 2010, i would do the following for every Nairalander that wants to buy a property free.

[b][size=14pt]1. When you intend to get a property, after you discuss with the agent or family selling, get a copy of the survey plan to me and i will do the survey search in Alausa for you free to know whether you should proceed to stage 2 or to forget the whole property from the beginning to save you stress and wahala. Just scan a copy of the survey plan and send it to me at barrister_matto@yahoo.com or call me on 07036681104.

Introduce your self and please try and convince me the reason you need the property search because i sift through my mails to know who is a time waster, clown or someone that truely needs assistance. Leave your number so i can call to tell you the result and advice you on the next stage which would include visiting the place physically to ascertain the coordinates because i have seen situations where the Survey Plan given is different from the Coordinates of the Proposed Land for sale. So when it is time for Stage 2 to carry me out, abeg prepare my deregulation money for hand o! (Joking)

This offer is only Open to Lands in Lagos State Alone and doesnt extend to Mowe/ Ofada/ Ogun state because of the distance going to Abeokuta back and forth. Alausa is Easier for me because my Office is a stone throw in Ikeja so i can hop in 10 times a day to get my information without crying over it in terms of the distance and transportation cost.

One more thing please, respect the fact that even though i am offering a free service, i have the right to cancel it at anytime if i realise am being taken for a ride. Property Search is a very very difficult process and if you think i am lying, devote a full day to do all the walking around in Lagos Traffic and meeting all sorts of people trying to hoodwink you and see if you have the mental capacity to withstand the shock and value how much a search would really cost if you did it alone

So take advantage of me now before i change my mind![/size] [/b].

If all is clear and you understand it throughly, then Good luck this 2010 in acquiring your dream property and may God continue to replenish your pocket to actualize your dream home and me the strenght to waka the whole of Lagos on your behalf so that you would have a Property/ Land Scam - Free year.

[b][size=14pt]Finally Remember that You are not offending anybody if you are taking all the necessary steps before you drop your money for any Property Transaction, Rather your safeguarding your hard earned Money. Many Have gotten their fingers burnt for failing to do what is required in a property purchase. Its not how long but how well. Do the due diligence step by step. The property is not running away, rather its your money that will run away if you dont take these steps!Those that i have assisted one way or the other on Nairaland to do a search or acquire properties will tell you how extremely thorough i am.

One more thing. If you intend to buy a property in Addo/ Badore Ajah Estates, please dont waste my time and your time. 85% of those lands / Estates there are under government acquistion and are Committed Areas. Governmnent has Acquired over 300 Hectares of Land in that place and thats approximately almost 5000 plots.

Anyone who has bought there or is intending to buy there that falls within that Committed Area is just wasting his/her time living in fear of demolition or whatever the government decides to do in that place. Nobody in those committed Areas will be able to get their C/O and anyone telling you otherwise is lying. I will not entertain searches emanating from those areas anymore. I am tired of going to the Survey General's office and hearing the same thing that it is a problematic area. Buyers Beware.

This is the problem of not doing a proper search in an area before you rush and buy land. Learn from the mistake of others before you rush and join them in their own problem. Omonile will forever convince you that the place is safe but Omonile will never refund your money after you have been 419ed! Property Buying is the easiest 419 Nigerians Fall for daily that never ceases to amaze me. Please be safe and intelligent before you make your next purchase. Whether the land is going for N400,000 or N400Million, protect your money. You didnt steal it, you worked hard for it, so dont let some people steal it from you because you failed to look before you leaped!

Cheers   

[/size][/b]

[size=14pt]4. Government Gazette:[/size]

This is a document that records and states the areas the government has willingly given to the family and community to sell and that the government will not acquire it for what so ever reason except it duly notifies the world. The major characteristics of a gazette on provides 2 things.

1. The Area e.g Ilupeju

2. The coordinates e.g the Beacon Numbers that separates where the Land given to the family starts and stops. This is Known as an Excision. That means in a whole portion of land lets say 10 PLOTS, Government has excised 4 to the family and has taken 6 plots for its own use. Those 4 Plots will now be documented in a book form known as a Gazette. Its the Coordinates you will get to know where the 4 plots start and ends. You can never know with a unclothed Eye!

Now the danger of the Gazette that i have seen in my experience is that people who see the gazette, jump up and down and accept it whole line and sinker and proceed to pay to the family because that area is listed in the gazette and they believe that area is free. Thats very wrong and dangerous.

It is only an Alausa Surveyor that can come to that gazetted area, map out the coordinates and tell you precisely whether your property falls inside the gazette or not. I have seen places where people purchased the lands that are outside the gazetted excision and still believe they are inside the gazetted excision coordinates. I have seen lazy lawyers and surveyors who wont take that time and patience to verify this one particular issue. I have seen fake gazettes with fake coordinates and worst of all i have seen people pay hard earned cash for those places that are most certainly going to be demolished.

Never ever play with a Government Gazette. They know why they documented it for you to see and if you refuse to follow those rules, you will heavily dealt with.

[size=14pt]3. Certificate of Occupancy, Government Allocation, Governors Consent:[/size]

These 3 are the dream lands or properties you can buy from with no stress or wahala what so ever. Any property that has any of the 3 is a very Good property to buy and to search them in Alausa is very easy because the records are there. In most situations, i will encourage you to look for properties that have a Global C/O, Private Certificate of Occupancy, Government Allocation or Governors Consent. Its so easy to perfect your papers in Future and your most likely in Most situations going to get compensated from the Government in case anything goes wrong if they attempt to acquire it or query it.

The only problems i have seen is that most properties or lands with a C/O, Government consent or Government allocation letter are quite expensive because of the paper work that has been done thoroughly by the present seller and it almost eliminates omonile from the transaction in most cases. So because the owners know that they have correct papers, they market and sell their properties quite high too because they are selling you gold. But then again you need your lawyer to help you negotiate favourably to make sure the property becomes yours.

The second problem is the issue of fake C/Os, Government Allocation Letters and Governors Consent. In my experience i have seen more than enough fake documents and these agents or omoniles would be so bold enough to dare you to go and check it in Alausa. They will so brain wash you and brag about its validity that you might be tempted to take their word for it but when you decide to go and search it in Alausa, you will find out that it doesnt exist and when you go back to challenge them, you hear new stories and unbelievable song and dance stories that you would almost want to puke.

Always demand for the Document to do the search. Dont listen to their stories. If they go as far as saying they wont release the C/O or Governors consent due to security risks, ask them for the number alone and the rest will be investigated. Dont compromise and get hoodwinked. Its the way they get their bread and butter. You fall for the scam, your on your own.

[size=14pt]2.The Deed of Assignment or Conveyance[/size]:

This is the second most important document you need to do a personal search. A deed of conveyance or assignment traces the history of how the property or land has reached the present owner till date. It relates all the information in respect of the true owners of the land before it was passed to Mr A and How MR A sold it to Mr B and How Mr B intend to sell it to you. With that document, you can trace in most respect the original families to find out if there is any dispute as to the ownership of the land how it has been transfered. It is extremely important to trace the original source of the land because its there you know if the land actually has been duly transfered to the present owner. It is here you get to know of if there is any family dispute and some families are still quarreling over the true ownership of the land. It is there you tend to get the family names to go and do a thorough search in court or Alausa to know of any lingering dispute. Its here you get to know the hanky panky the present owner intends to play when he begins to tell you cock and bull stories so that you pay for the land immediately.

Never fall for this trick. Ask for a copy of the deed if they have one and hand it over to your lawyer for a through search on the family. To be honest this is the most difficult search of them all and it takes the special grace of God to make sure you come out unscathered.

Ways the present owner can decieve you includes:

1. Presenting a false person to Assume the identity of the  Original family so as to pretend that he or she sold it to the family 20 years ago

2. Telling you that the family is non existent anymore or they have moved away from that vicinity

3. Telling you all the family members have died

4. Coercing you that you dont need to meet the family because since it has been sold to him, he is the rightful person to sell to you.

This number 4 is a bloody lie and there is a reason which i wont mention here why this particular reason shouldnt stand at all and i can only disclose that in confidence based on the legality of it and the possible back door approach that Alausa frowns upon especially when your perfecting your papers tomorrow.

Bottom line, the deed of assignment is a major search instrument to know the how, why and when of the property you buying and it is very very stressful. So either be prepared to do all the walking, CID/FBI investigations or give your property lawyer on your behalf.

I hope you now know why search is not cheap!!! They say Good soup na money kill am or Penny Wise pound foolish. Because once you fail to get the real identity of the true family owners, your money has been sunk into the whitest of all elephant projects you can dream of, so be more vigilant this 2010.

[size=14pt]1. Survey Plan:[/size]

This to me is the most important document From the start you must ask for from the omonile, agent or family that intends to sell the land/property to you. This survey plan is what i would carry to the Land Bureau to go and do a geographical search on first. No matter how cheap or beautiful or strategically located a land or property is, once that property has been discovered to be designated for Government use in future, there is no point going any futher to purchase it. It will be a very foolish risk to attempt to defile the government and say nothing would happen, at least there are so many houses around or so many people have bought their own and nothing has happened.

Well for those who are conversant with Uncle Fashola's no nonsense approach in maintaining the master plan of Lagos, once your property is within that area that has being designated for Future Government use, no matter how long maybe its in the year 2023, the plan must be carried out accordingly and your property will go down without any form of compensation because you failed to do the right thing by throwing caution to the wind. Examples include the 8 Lane Dual Carriage Way in Badagry that all the houses that were on that land were demolished, All the houses in Alimosho local Government that were near pipe lines, The ones in Idiroko, The houses in ijegun etc! In fact remind me of the ones you know.

Also in Lekki Ajah, its even worse because there are some areas that have been specially acquired by the government for over 20 years and its just now that the government is trying to recover its lands. These areas is what is known as COMMITTED LANDS. Once an area has been designated as Committed, it is the ultimate no go area abeg. Thats where they committ the area for Road expansion, future government estates or Government Reserved areas For Major Developments. As long as that Property is designated as Committed or under acquistion, it is only the Government of the day that can revoke it and anybody buying into those areas are buying at their own mega risk. Dont for once look at the houses around there as your guide to mean the government cannot demolish those houses, you would be shocked that the owners have 4 or 5 houses and can do away with that one and poor people like me and you that have no mouth to fight government will just be rendered homeless because of our stuborness to buy at all cost there.

Remember you know where the shoe pinches and how much you have in your pocket. This is 2010. Plan to save more money than to throw it away foolishly.

The other option from Government is that if they choose not to demolish your house because it is sited on a committed land, they will end up giving you the option to come and pay Ratification. Ratification in this sense means your going to pay Government the full price and taxes it determines to be the cost of that place and its non negotiable. So imagine you bought the land in 2005 for N2Million in a committed area and in 2010, you now have to pay ratification also known as "Rat" at the cost of N5Million to the Government. Does that make any financial sense to you? Imagine all the fears, rumours, prayers that you would be going through so that those caterpillars dont come your way and when they decide not to demolish, they now ask you to pay Ratification, triple or quadruple the amount you bought it and remember the Omonile or Agent you bought it from is no where to be found and if Found, would not in this life time refund or assist you in any way.

Finally another advantage of the Survey Search is that if the land has been designated for Agricultural Purpose, you would know in advance. Its is mostly prevalent in Ikorodu, Badagry and Growing Rural Areas that are just cropping up. Buying into a place designated for Agric is a major no-no! Except you Want Your immediate neighbours to be Cows, Fisheries and probably Obasanjo's Chicken farmers! Unless it has been designated for Residential or Mixed Development Avoid it please.

The summary is that the Survey Plan Search saves you alot of head ache at first before you even move ahead. And once you meet an Omonile or Agent who is extremely difficult with you in terms of not providing the survey plan on demand for search please my brothers and sisters, walk away quietly. The signs are already there for you to know your about to be scammed. A survey plan is a public document and not a private cheque book, so you shouldnt be bamboozled by people who tell you that the owner doesnt want to release it because of security reasons. Trust me there is no reason. As long as he is ready to sell, that is the first thing you get from them to know your status before proceeding.

Hi Everyone! 2009 and 2010 was great for so many reasons because i made people finally realise they have the power to determine how they buy property before throwing away their hard earned money. Personally i feel very very fulfilled that i did my best to help a lot of Nairalanders search properties and recommend the ones that are valid and the ones that have so many hidden problems that by the time you purchase it, you end up having more headaches than when you previously didnt buy any land. I was doing my calculation yesterday and i realised i have turned down almost N165Million worth of properties that were advertised to be sold to intending purchasers that had so many hidden scruples that the agents and omoniles wont tell you till you commit your money and then its from frying pan to fire.

For the avoidance of doubt for First Time Property/Land Buyers or New Nairaland Property Viewers and Readers  who dont know what a property search is, it means before you buy any land or property whatso ever in any form or shape where ever, you have to know the validity of it.

Lagos in particular is so notorious when it comes to sale of property or land that have so many fraudulent defects surrounding that land/ property that you wont even know what has hit you. These set of people are known as the Omoniles, land grabbers or land touts.

Omoniles naturally should mean owners of the original land which includes the original family that truthfully inherited the property from their fore fathers that has passed down to them. But the real problem comes when there are so many members of the family that are divided in terms of claiming ownership of the lands and how the land truthfully devolved to them. Before you know it, a property that is meant to be shared by a family of 3 to claim ownership is now being contested by the brother in law, the aunty, the great grand uncle relatives etc and thats when they begin to employ touts going around to masquerade as the original owners with the right to sell and after you fall victim of their sweet tongues and coercion, you realise that you bought from the wrong family or the wrong set of people who have no right to sell the land to you and you would be confronted by the original owners  when you have started building half way and forced to cough out another payment to the real owners or be thrown out of the land. Trust me this scourge is very very real and 65% of lands in lagos have this problem one way or the other.

The other way your being decieved is by telling you the genuiness of the property comes from a set of documents. Those set of documents include either a survey plan, a deed of assignment, a certificate of occupancy, government allocation letter, government gazette or governors consent.

They will show you all manners of papers to make you believe them instantly and start pointing to different houses around there that has been built by one commissioner or one Minister or one big man and that their houses are still standing without any government wahala. What they want you to do is to instantly believe them and pay money to them immediately. One thing you can be rest assured is that, once you pay money to an Omonile, you will never ever ever get a refund of that money. Its gone and in some cases its in your front they will start sharing the money.

Dont ever ever fall for that trick. Always demand for what ever documents they have. I will point out the importance of each document to know the relevance of it and why it shouldn't be taken for granted.

I will try and answer some questions that is within my knowledge and capacity for now and get back at you with the rest:

I read sometime about an Okun Ajah Waterfront Scheme being planned by the Lagos State Government. I would really like to know what this is about. Is it a residential scheme like Lekki Phase II or a tourist centre?

I can authoritatively tell you that the so called okun ajah waterfront scheme is not even aligned both in the Ministry of Waterfront and in the surveyor general's office. Nobody knows about it but it arose from the noise people were making about the okun ajah lands and okun mopo and instead of going through the right channels to buy the lands, they went through omoniles and bought lands that were reserved for the water front scheme.

What i do know from the information i have from the ministry of water front is that all the lands close to the beach i.e 50/100meters from the water within Okun Ajah and Okun Mopo belongs to the Government and thats where they intend to do the waterfront scheme and i guess it will be residential and commercial. Okun Ajah is too hot now as a choice area for development because of the waterfront and the government is trying to make sure that nobody buys there again because of the huge developments they plan there.

Does Okun Mopo link to Sangotedo or is it a dead end?

Yes its a dead end and it only leads straight to eleko but if you want to go to sangotedo from Okun Mopo, you have to reverse back to okun ajah, connect the tarred road linking ogombo and pass the back of ogombo to get to sangotedo or get to the express road from okun ajah and connect sangotedo.

The Okun Mopo roads have not yet being opened well!

If i get the other news i will relate it to you. Cheers
Do you know main one the company that is passing the underground cable from portugal to Nigeria has its headquarters in Okun Ajah? Now you know why the Lagos state government is not playing with Okun Ajah and its water front

Also what is happening to the Coastal Road? Is it a Lagos State project or Fed. Govt. Project. If it is not developed, what alternatives will be available to road users on the axis when the expressway is completed? Users of inner roads are supposed to be fenced off from the express road when completed. How feasible is that when the inner roads are not developed?

The coastal Road is Federal Government owned and its quite large and has been in their system for a very long time but no one knows when they will develop it thats why it is very dangerous for a purchaser to ignore the fact that a property is on a coastal road and assume the government wont do that road in future. Ask the badagry residents today about the 8lane roads and you will know why it isnt good to not heed the advice of surveyors or lawyers when purchasing properties falling under the coastal road.

Also right now, the state govt is the one providing the iner roads with some being tarred while most are graded but time will tell what their overall plans are but i suspect the surveyors in alausa and in ikoyi(The federal surveyors) are working hand in hand to find a better alternative

Congratulations to Ajileko for being the Property Section Poster of 2009

More grease to your elbows. Your friends and peers on the property Forum have voted you as the most outstanding poster in the property section and your good deeds hasn't gone unnoticed and we pray you still lend us your wise counsel this forth coming year.

As to the other nominees, you have also being extremely wonderful and educative in your posts and we encourage you to do more so as to tap more from your fountain of knowledge and we look forward to seeing one of you crowned as the best property poster in future!

Do have a wonderful 2010

Cheers

Hi Megastu,

I have been reading your post in this topic https://www.nairaland.com/nigeria/topic-362577.0.html and i have been laughing all day. I see you too have gone through the kind of stress i go through when searching for a land and doing due diligence.

Am just curious! Is it you that needs the land personally or for a client?

Cheers

12pearls:
XMASS BONANZA

4 PLOTS OF LAND IN GREENVILLE ESTATE AJAH FOR SALE @ 2M PER PLOT

TITLE: LASG GAZETTE

6 PLOTS OF LAND 2 THOMAS ESTATE AJAH @ 5.5M PER PLOT

4 PLOTS OF LAND @ VICTORY ESTATE AJAH @ 6M PER PLOT


FOR MORE INFORMATION AND INSPECTION ARRANGEMENTS,
CONTACT:
12PEARLS REALTORS
08056378528, 07041118876

12pearls@gmail.com

Which area in Ajah does this property fall under the LASG Gazette so i can check it out immediately?

Cheers

This is a very unserious post and i dont know what your selling.

Are you advertising 3 D models for us to view or the 3D cars?

You havent told us salient issues about the following;

Where it is to be located

Is it an estate or in an Estate

What the price is

What document does it possess

How long it will take to be completed

etc

And you want us to call you straight away because we like the 3D model?

Please try and re-address these issues so that viewers will appreciate what your trying to market to them!

Cheers

Sorry its up right now. Happy Voting!

First and Foremost, i must say a hearty Congratulation to all viewers, readers, posters and friends of the Property section this 2009. Previously the property section used to be the most ignored and most boring section on Nairaland for years and its no secret that most people didn't even know the Property section existed but this year, you have all being a force to reckon with with a multitude of incisive posts, educational advises to assist first time property buyers and loads of caveat emptors to warn people against purchasing properties that could lead to more problems than joy. Also many thanks should go to our inhouse agents and new comers who have continued to furnish the property forum with a wide array of properties that buyers can't get enough of. Also many thanks to readers who arent active posters on Nairaland but keep tabs daily on the Property forum to get the latest news and information regarding property issues for their personal benefit and to assist them in purchasing properties wisely.

And finally many thanks to Viewers who made their wishes come through by purchasing properties this year and achieved that through the massive networking of agents and posters on Nairaland to help guide you in achieving your heart desire. May your pocket never dry and May you have the capacity to build and renovate your properties so that we can all have cause to be thankful to God for providing you will the resources to make your dream come through and to give you the grace to invest more in properties since it is a proven sure banker way to procure wealth whether during a recession period or an Economic boom period.


The award at stake in our lively and bustling section is the 'Best Poster' for the Property section. This is an official collaboration between the moderators and you esteemed forum members to recognise the outstanding ones in our midst. The above names have been selected after due consideration for the award so please vote for your candidate.

I know we won't all agree on the nominations, but if there's significant difference after the first page from the 'approved' nominations, more candidates could be included.

Voting ends on Christmas day so make sure you make your vote count.

Thanks

Lawyer