₦airaland Forum

dnative:
@Lawyer

Once again very thorough and detailed information.

On the sellers (or buyers) lawyers 10%, isn't this negotiable? Is it an unwritten law that it must always be 10%. I'm not saying that this is too much for a lawyer to charge. My perspective is this. Assuming you are an estate agent with some degree of assurance in business continuity, let's say you are sure of about 5-10 properties per month to sell or let based on your considerate investment in infrastructure, branding and advertistment. You want a lawyer to work with you on a long term basis to sort out conveyance of each of your property portfolio, can't you have a lawyer agree on like 5% on the basis of continuous business rather than sticking to his guns on 10% business as usual?

Pardon my naivety, but if for instance I'm an estate agent putting substantial amount into advertisment soliciting for properties from landlords and at the same time building a steady potential tenants database and also with overheads such as staff salaries, office, etc, I would ideally want to work out an arrangement with a lawyer that mutually understands that the process of conveyancing is somehow fixed (as you've outlined in your posts) up to an extent and would want to lower his fees on the basis of prospects of continuous and steady business from a specific agent. Would this arrangement be workable for a lawyer with an estate agent who is not necessarily based in lagos where the process of property conveyance and all the peculiarities that comes with it would be less complex. Personally would you. Say for instance an agency like Jide Taiwo & Co or Diya Fatimilehin & Co wants to work with you and you know there is a potential of say 10 to 30 properties to handle per month, would you agree to a lower % charged for conveyance fees?

Thanks for your insight once again.

@dnative

Well said. There is always a need to negotiate the terms of agreement with any body and its not a standard fee per se. The 10% just grew over the years according to custom and usuage in Nigeria due to the high inflationary market in Nigeria. The key word in your post is business continuity. If you have an accord with a lawyer to help you out with the large volume of market you have, there is no need paying him 10% for each one. You could negotiate between 5-7% with him and it can be done. Most lawyers that charge above 10% do that because they are afraid of their confidence in their job and low cliente base. There is no reason why i shouldnt bring down my fees if i have an accord with you based on personal friendship and terms.

So your very right with your analysis and a very good observation. One more thing. You are not naive and dont ever say so. If you have questions about anything, continue to ask and ask till you get it right. We all learn everyday and from your questions, i see your going to be a very successful Realtor in future. Keep it up

Cheers!

thirdeye:
@lawyer,
Thank you for dealing with this subject properly, you are doing a great job.
But i would advise that anybody interested in starting this business should at least go for a tutelage under an established agent for 3 months (weekends will be ok) .You can try Realty point ltd. their office is at onigbagbo House, Maryland.

Your truely correct third eye. Real Estate Business is really an ugly business and not for the faint of heart. To be successful in it, you need to understand the rudimentary of it and understudy pros who live and die for this tough job and are used to a tough environment like naija! We could keep in touch and rub minds together!

Cheers!

megastu:
I will add a little to information given by lawyer

1. Evidence of Ground Rent/Land Use Charge. What LASG does is to assess your property and put a tag to it.
2. There must be a photograph of the property
3. As for the 8% of assessment, there are different rates for different areas. E.G if your property is in Ikotun/Ijegun, you will be assessed at 350naira per m2, if your property is in Gbagada Phase 2, you will be assessed at 10,000 per M2 and if your property is in Victoria Island, it is 50,000 Per M2.

In Theory, Governor's consent is to be obtained within 30 days, However, practically, it takes about 6- 22 months to conclude a transaction requiring Governor's consent.



You can call me on 08037178687 or send me an e-mail on mibisnow@yahoo.co.uk.

I don't do Governor's Consent for people.

@megastu

Thanks too for the additional tips. Everybody needs to be educated and thanks for filling in the blanks i forgot. Although i hear there is a new law to abolish the state land use charge. I'll probably get that fact tomorrow hopefully.

As it relates to governors consent, i know why you are running away from it, lol, it is a cumbersome process filled with bureaucracies but it has to be done eventually. Most banks are getting bolder to ask for a property with governors consent before they can give you a mortagage. Too many fake C/O's flying around that puts potential buyers in distress without adequate search at the land registry. Like today, i was intimated about a property in Banana Island and i had to go and look for the direct owner of the property. It came as a rude shock when almost every agent i met had a photocopy of the C/O of the same property that was being advertised and nobody could trace the original owner. After an agressive investigation by me at the lands registry, i found out that the property in question is actually a subject of dispute and is in court and potential buyers were already lining up, paying fees to agents to secure an inspection and probable sale of a disputed property.

I can imagine the poor chap that would eventually fall for the sweet toothed agent that ends up selling the property to him and handing over a fake C/O to him and after 6 months, a court order would chase him out of that property and his millions would have disappeared into thin air.

Moral of this story, it is not everything that is being advertised as a property that is a good property. Always check, cross check and counter check unless your going to throw away a huge check in future to the wind!

komekn:
Hello lawyer,

For once clarity has been brought to a process that has been in my experience deliberately shrouded in bureaucratic hurdles and secrecy, thank you.

Because we have so many inconsistencies in our processes it’s very difficult to know if there are genuine mishaps or delays as opposed to outright intended misinformation and deception. Considering that not all lawyers will be transparent and honest, when dealing with a lawyer in this context, when should alarm bells should start ringing.

Basically a few warning tips.

@komekn

lol at your post and thanks all the same. Yes i wont deny that lawyers have also played a huge role in destroying the confidence reposed on them by potential sellers and buyers due to sharp practices and i would give you tips on how to avoid them when engaging in a property matter with them.

1. A lawyer who tells you about a property for sale without having a proper power of attorney from the direct owner should be avoided like a plague. It is your duty to ask him to show you the power of attorney to sell that property and if he refuses and concotes a cock and bull story, zap asap.

2. A lawyer who says he is affilated to the direct agent (Not direct owner ) of the property and does not have any letter of offer in writing from the direct agent in person or through his company is just trying to play tricks with you because he is after his commission for "finder fee". Ask him if he has the letter of offer signed by the direct agent. If he refuses, know what his game plan is.

3. A lawyer that takes you for inspection to a property and he is just as puzzled as you when you discover either the land is defective in some way or some amenities in such property is not as advertised to you, really isnt the kind of lawyer you should deal with. He ought to know everything about the property he intends to sell.

4. Always ask the lawyer at first before inspection whether the property is free from defect and if he says yes, ask him for the search report. If he tells you to go and confirm it yourself, then know he is probably telling you the truth and you should still go and do the search personally through your own lawyer but if he continues to beat around the bush and tells you that he is giving you an assured gurantee that the property is free from defect, abeg run fast. The lawyer is not the land registry and in the absence of a search report, he cannot unilaterally give a guarantee about a property he doesnt own.

5.When a lawyer introduces you to a family land without the requisite C/O or minimum basic like a survey plan or allocation letter, ask him to trace the title of the property through traditional family evidence. this is very important because family lands like the ones in Epe, Ajah, Badore or Deep Badagry have been partitioned by the family a long time ago. Sometimes the partioning agreement could state that property cannot be sold until the head of the family and other members of the family have given their consent, while others might just give it to the head of the family.

If the lawyer is content with dealing with either a local native of the area claiming to be either the head of the family or a member of the family, the lawyer is not doing his job properly because that local native is just interested in selling the property quickly so as to see ogogoro money and later on put you in trouble with the family and authorities. Being a serious buyer, you should always demand to see the head of the family to clarify things or direct your lawyer to do so. If not your own your own when Fashola's bull dozers come running.

6. the rule of conveyancing states that it is the sellers lawyer who drafts the deed of assignment. He is only entitled to 10% and nothing more. If he ends up charging you above that scale of fees, abeg run fast. The 10% covers his professional fees, the drafting of the conveyance and little inspections here and there minus the search fees at the registery. If he demands for extra fees, abeg tell him to behave himself. 10% only nothing more!

7. The buyers lawyer can also draft the deed of conveyance as long as the seller gives him a go ahead. He is only entitled to the above 10% only. If he doesnt draft it himself, his 10% could be negotiated to below 10% because he is only doing the search and negotiation to drop down the price of the property thats all.

8. As a buyer, always be wary about a lawyer who advises you to buy a property at exactly the same amount of the asking price. E.g if the property is going for N100 million asking and he says it is a good deal without attempting to beat the price lower through a counter offer, know that he is thinking of the 10% of the N100 million only and not your interest.

9. If you tell your lawyer to help you perfect your title of the property through a C/O or Governor's consent, he must always periodically send you a statement of activities including the photocopy of the reciepts paid to the government for what ever he has paid on your behalf. This is important because it is your money and your property and at anytime, this statements and proof of reciepts, bank drafts or documents could actually come in handy tomorrow e.g a fire out break or loss or theft of the C/O. These reciepts could actually help you validate the existence of such a previous C/O.

If he just brings the C/O, challenge him. It is your right to have everything with you and for you to know the price of the reciepts paid. It is better for him to say that " The C/O costs N100 and his professional fees is N500 than for him to collect N800 at a go and just hand you the C/0 after 7 months. Thats pure theft and unethical practices.

Anyway if i remember more, i'll post it. Once again abeg make una shine una eye o! property sweet to advertise but know what your buying into. I no know no de o!

Cheers y'all

To all of you that replied and commended me, i am eternally grateful and i hope you all become sucessful landlords too! I'll always do my best to help you out to know your rights and help you not make the same mistakes that have led to thousands of land law suits. Every body needs to sleep easy at night once they know the right thing to do as it relates to owning, leasing or buying a property.

luckyme9:
Great explanation Lawyer,
Do you know about getting a C of O, How much does it cost and how long does it take.
A 4 flat is already built on it .

@Luckyme

Yes i know about getting a C/O and i'll break it down for you in a very simple way: (Although it might be a lil bit lenghty but i think its worth the while)


Essential points of obtaining the C-of-O


Private property/ land:


An applicant must present:

1. The land information and payment receipt
2. Provide 4 survey plans ( 3 in cloth form and the other one in paper form)
3. Current tax clearance certificate
4. levy receipt
5. 5 passport photographs
6. Building approval ( if the property is already developed)
7. Obtain the Form 1 ( C-of-O form)
8. Duly stamped purchase receipt
9. Evidence of payment of tenement rate if the property was already developed
10. Capital contribution fee is paid together with the newspaper publication fee


State Government Allocation:

An applicant must present:

1. the letter of allocation
2. the survey plan from the survey department
3. current tax clearance certificate
4. all payment receipts pertaining to the allocation
5. the vital information form
6. 4 passport photographs

All payments are already included in the allocation fees


C-of-O should be normally delivered within 6 months (At the earliest possible date)



Full Explanation + Required Fees:

1 Conduct search on property files at Lands Registry (1 day to get it done) = N20,000 (Minimum depending on the lawyer and his professional fees included)

2 Obtain Application Land Form 1C (1 day to get it done)= N 1,500 (Form 1C) + N100 (Economic development levy)


3 Execution of Deed of Assignment/Conveyance and Land Form 1C (1 day to get it done) Free


4 Assessment of the Deed of Assignment at the Land Registry (1 day to get it done) Free


5 Obtain Certified True Copy (CTC) of title document (2 days to get it done) N3,750


6 Obtain a copy of the building plan (1 day to get it done) Free


7 Submit application for Governor’s Consent to the Assignment (1 day to get it done) Free

8 Payment of the Charting Fee, Administrative Fees, Endorsement fee, Consent Fee and Registration fee at a designated bank (1 day to get it done) N 7,500 (Charting fee) + N3,000 (administrative fees) + 8% Consent Fee + N1,500 (Endorsement fee) + 3% of property value (registration fee)


9 Submit the receipt of payment of Charting Fee, Administrative fees, Endorsement fee and Consent fee to the Lands Registry (1 day to get it done) Free


10 Submit the Receipts of the Charting fee, Endorsement fee, and Economic Development Levy to the office of the Director for Land Services 1 day (submission) + 60 days (to obtain final Governor’s consent) No additional cost


11 Assessment of the Deed of Assignment at the Stamp Duty Office (1 day to get it done) Free

12 Payment of stamp duty fees at a bank 5-7 days 3% property value


13 Stamping of the deed of assignment (1 day to get it done) Free

14 Registration of Certificate of Occupancy or Deed and Title conferred 2-3 days No extra cost






Procedure 1.

Conduct search on property files at Lands Registry Time to complete: 1 day

Cost to complete: N 2,500 (search at Registry) + Legal fees as follows: N7,500–10,000 + 7.5% of values above N20,000 if acting for the buyer (5% of values above N 20,000 if acting for the seller)

Comment: The application letter to conduct the search is accompanied by a sworn declaration of the status of the party and purpose of search. A lawyer is required to perform the registration of property. Legal fees are charged based on the Scale of Fees for Conveyancing Matters [Legal Practitioners (Remuneration for Legal Documentation and Other Land Matters) Order 1991]. This is a sliding scale , and averages out at about 7.5% of the consideration. The fees include all the steps required until the new title is registered under the buyer’s name.

Procedure2.

Obtain Application Land Form 1C

Time to complete: 1 day

Cost to complete: N1,500 (Form 1C) + N100 (Economic development levy)

Comment: One can obtain the application from the consent section of Lands Services Department. Form 1C is the application form to request later the Governor’s Consent to the transaction ). It can be paid either at a designated branch or to the bank’s Officer at the Lands Department.



Procedure 3.

Execution of Deed of Assignment/Conveyance and Land Form 1C

Time to complete:1 day

Cost to complete: No extra cost

Comment: The assignor and assignee complete and sign Land Form 1C and five (5) copies of the Deed of Assignment.


Procedure 4.

Assessment of the Deed of Assignment at the Land Registry

Time to complete:1 day

Cost to complete: No extra cost

Comment: The deeds presented by the assignee’s lawyer to the Land Registry for assessment of property value to determine stamp duties, Capital Gains tax, registration fees, and consent fees at the Land Registry or Stamp Duties Office (agency of Inland Revenue Services).

Procedure 5.

Obtain Certified True Copy (CTC) of title document

Time to complete:2 days

Cost to complete: N3,750

Comment: The assignor/assignee issues a Letter of Authority to the Director of Land Services of the Lands Registry, authorizing the lawyer to apply for and obtain CTC of title document, required for Governor’s Consent. It takes a minimum of 2 days to obtain certified copies of title documents because the Land Registry recently requested, as an additional requirement, that the lawyer applying for a CTC should be present an affidavit to that effect. This is very very important for the prospective buyer because a CTC (Certified True Copy) of the search report actually gives you an idea of whether the property is free from defect or not and whether you should proceed with the transaction.




Procedure 6.

Obtain a copy of the building plan

Time to complete:1 day

Cost to complete: No extra cost

Comment: Parties obtain a copy of the Building Plan, as approved by the Town Planning Authority, required for Governor’s Consent.

Procedure 7.

Submit application for Governor’s Consent to the Assignment

Time to complete:1 day

Cost to complete: no cost

Comment: procedures and documentation requirements include: • Covering letter with Address and Telephone Nos.

• Completed Form 1C

•Certified True Copy (CTC) of Title Document of Assignor

• Current Tax Clearance Certificates of the Assignor and Assignee

• For Limited Liability Companies, the Internal Revenue Certificate of PAYE for its Staff and Current Tax Clearance Certificate for the Directors

• Four (4) copies of the Deed of which Consent is sought should be attached.

• Copy of the Building Plan, as approved by the Town Planning Authority

• Evidence of payment for Charting fee, Endorsement fee, Form 1C (admin fees), Consent fee, Stamp Duty, Capital Gains Tax and Registration fee • Evidence of payment of Land Use Charge

• Where the Property is covered by a State Leasehold or Certificate of Occupancy, evidence of payment of Ground Rent, up to date.

Procedure 8.

Payment of the Charting Fee, Administrative Fees, Endorsement fee, Consent Fee and Registration fee at a designated bank

Time to complete:1 day

Cost to complete: N7,500 (Charting fee) + N 3,000 (administrative fees) + 8% Consent Fee + N 1,500 (Endorsement fee) + 3% of property value (registration fee)

Comment: A Charting Fee of N 7,500 and administrative fees of N 3,000 are to be paid to any of the designated banks. A receipt is issued, together with the paying-in slip to the designated bank. A bank draft made payable to Lagos state for an amount equal to 8% of the transfer the consideration as deposit for Consent Fee. In Lagos consent fees are assessed at 8% of the value of the property, as deterimined by the State Government. If land directly allocated to the seller by the government is resold within 10 years of its initial allocation, then a penalty consent fee of 15% of the value is charged (supposedly to deter land speculators). This procedure is required for Governor’s Consent.

Procedure 9.

Submit the receipt of payment of Charting Fee, Administrative fees, Endorsement fee and Consent fee to the Lands Registry

Time to complete:1 day

Cost to complete: no cost

Comment: The receipts obtained, together with the paying-in slip to the designated bank, are to be submitted to the cashier at the Lands Registry who issues another receipt.

Procedure 10.

Submit the Receipts of the Charting fee, Endorsement fee, and Economic Development Levy to the office of the Director for Land ServicesTime to complete:1 day (submission) + 60 days (to obtain final Governor’s consent)

Cost to complete: No additional cost

Comment: The receipts obtained previously are to be submitted to the office of the Director for Land Services. The Land Services department then continues with several internal procedures to finalize Governor’s Consent. The practice is for the assignee’s lawyer to follow up on the application to ensure that it receives the required attention. The file is forwarded for charting either to: • The surveyor attached to the Lands Department if the property is “State Land”; or • To the Surveyor-General’s office if the property is on “private” land. The objective of “charting” is to ascertain that the survey plan attached to the title document is the correct one. After Charting the file is sent back to the Director of Land Services who then sends it to a Land Officer to verify that all the documents are in order. Approval and endorsement of documents is done by the Honourable Attorney-General and Commissioner for Justice.

Procedure 11.

Assessment of the Deed of Assignment at the Stamp Duty Office

Time to complete:1 day

Cost to complete: no cost
Comment: The Stamp Duty Office typically uses the figure as indicated by the Lands in their assessment, so basically this is a formality and one picks up the demand notice for payment at the same time.

Procedure 12.

Payment of stamp duty fees at a bank

Time to complete:5-7 days

Cost to complete: 3% property value

Comment: Your lawyer must go to a designated bank to pay the stamp duties. Payment is by bank draft payable to any of the designated receiving banks. It takes some days (between 5-7 days) for the Registry to receive the confirmation of payment. Ad valorem stamp duties for transfers between companies are 3% in Lagos State, subject to adjudication by Commissioner for Stamp Duties. Every state may have a different rate.

Procedure 13.

Stamping of the deed of assignment

Time to complete:1 day

Cost to complete:no cost

Comment: Deeds are presented by assignee’s lawyer for stamping at the Stamp Duties Registry (agency of Inland Revenue Services). Stamping takes place only after Registry receives confirmation of receipt of payment. The documentation shall include: receipts confirming payment of stamp duty.

Procedure 14.

Registration of Certificate of Occupancy or Deed and Title conferred

Time to complete:2-3 days

Cost to complete: No extra cost

Comment: After paying the registration fee, the assignee’s lawyer then follows up for the certificate of occupancy or deed to be filed to the Lands Registry. The receipt and paying-in slips evidencing payment are given to the cashier at the Lands Registry, who in turn issues a receipt. With proof of payment, a lands officer is assigned to enter the Certificate of Occupancy/Deed into the Registry records.


GUIDELINES/REQUIREMENTS FOR OBTAINING GOVERNORS CONSENT

The following documents are required for the purpose of processing Governor’s Consent:

A duly completed application made on Land Form 1C. The form 1C can be obtained at the Directorate of Land Services. The form must be dated and signed by the parties to the transaction and sworn to before a magistrate or notary public


A cover letter by the agent or person filing the application for Governor’s Consent. This covering letter must contain the following contact details; address, telephone numbers, mobile phone numbers and where possible, e-mail address


A certified true copy of the Assignor’s/Donor’s title. Where the title is a Certificate of Occupancy or Conveyance, the Certified True Copy can be obtained from the Land registry


A bank certified cheque made payable to Lagos State Government for an amount equal to 5% (this applies to deed of gifts and special transaction only); or 16% (where Right Occupancy covering a State land is less than 10 years of the capital value of the property/land). Please note that where the application relates to a private Certificate of Occupancy, the fees payable shall be 8% regardless of its date of issue.


Where the application is in respect of a mortgage, the fee payable is 0.20% of the mortgage transaction, (ie =N=20,000.00 in every =N=1,000,000.00) and this shall be a bank certified cheque made payable to the Lagos State Government. It is now mandatory that the Mortgage Deeds are stamped for the monetary value stated on the Form 1C


A bank certified cheque for =N=1,500.00 (Ten Thousand Five Hundred Naira) made payable to Lagos State Government representing Charting fee, Endorsement fee and Form 1C. Also, receipt of payment of =N=100.00 (One Hundred Naira) as development levy for the parties


Current Tax Clearance Certificate of the parties. As regards Mortgages, only the Mortgagor’s Tax Clearance Certificate is required


Where one of the parties is a Limited Liability Company, the Internal Revenue Certificate of Pay As You Earn for its staff and current Tax Clearance Certificate of two Directors are required


If the subject matter of the application is a State Land or covered by a Certificate of Occupancy, evidence of up-to-date payment of Ground Rent and Land Charges must be submitted


In case of an underdeveloped land, an affidavit in lieu of Tenement Rate is necessary


Only 4 (four) copies of the Deed of Assignment/Power of Attorney/Sublease/Deed of Mortgage are required to be submitted instead of six copies

Please note that acceptance of applications for the processing of Governor’s Consent is at the request of the applicant and does not cure any defect in the title. It is the responsibility of the applicant to ensure that title to the land that is the subject matter of the application is confirmed to be in order prior to submitting their application at the Directorate of Land Services. Purchasers or Applicants are strongly advised to make proper inquiries at the Office of the Surveyor General as well as Land Registry prior to purchasing any property or land. unless such an application will not be accepted for processing.


I hope i have been able to give you a brief idea on how to get a C/O. Its looks a lil bit complicated but it isnt. Once the bureacracy is out of the way, your good to go if you start the process in earnest.

One more thing, a C/O has been held in court not to be a total guide or defense when there is a dispute in property or land between 2 or more people. It simply means you own an equitable right to the property, whereas a person who has a C/O coupled with the Governor's Consent has a legal right to that property and has a better right to that person in dispute over the person who has a C/O.

But once you get your C/O, you can sleep peacefully at night but only with one eye sha! Your better than someone who has nothing or just a simple deed of assignment.

Cheers Y'all and thanks for the compliment, Always at your service!

ajileko:
What if Mr. B has his own lawyer and not willing to use the agent lawyer like I did. Why should I trust the agent lawyer ? Whose best interest is he looking out for ?

If a lawyer is acting for both Mr. A & B, he is known as a stakeholder on behalf of 2 of them but in most situations, it is the agents lawyer that drafts the conveyance or deed of assignment since he is the one selling or conveying his property to another person. It is only in rare circumstances that Mr B's lawyer would draft the deed of conveyances and especially if Mr A is an illiterate or he doesnt give a hoot about how the deed or title of the property is being transfered as long as he gets his money

dnative:
@Lawyer.

Much appreciation to your detailed response.



Please could you clarify if the 10% the lawyer ususally gets is 10% of the agency commission or 10% of the propery sales or letting fees? If it is the latter, would you know how this works out - assuming Mr S has a property he wants to sell to Mr B for -N-1,000 through Estate Agent A. The 10% agency fees, is this paid by Mr S from the sales amount (which means he would end up getting -N-900 after the sales) or is this paid by Mr B before taking ownership of the property (which means he would pay in total -N1,100). Is the lawyer fees the same, is this paid by Mr A the seller from the sales fee, or by Mr B as a total of what he pays for the property and is this 10% conveyancing fees negotiable or non-touchable non-negotiable at the 10%.

Thanks a lot in advance of your response. I need this information to put in perspective a business plan. Thanks once again.

No problem. I'll tell you how it works in Naija:

1. Assuming you are an estate agent and you end up getting Mr A to sell his house and your acting on behalf of him to sell the house through adverts or word of mouth and the property is going for N1,000,000, iF Mr B is interested in that property, he would pay the following:

a. N1,000,000 asking price of the property

b. 10% of N1,000,000 = N100,000 which is the agency fees or money given to the agent for marketing the property on behalf of Mr A

c. 10% of N1,000,000 = N100,000 which is the legal fees given to the lawyer to help draft the deed of assignment and who propably did the required search of the property at the land registry to know if the property is free from defect.

2. So therefore, MR B will pay a total sum of N1,200,000 before the property can be transfered to him. EVERY BODY GETS HIS OR HER OWN CUT. That is what is being known as the total package!

If you have any more questions just mail me at barristermatto@yahoo.com

Cheers!

I'll try my best to answer your questions on the subject matter above:

Could anybody knowledgeable about the process of registering and operating a real estate agent outfit in Nigeria shed some light on the process and requirements. Specifically the following:

Generally i believe there is no act or law that supports the group called "real estate Agent" but the Nigerian institute of surveyors and estate valuers are generally considered the right group or professionals to handle real estate transactions in Nigeria, but since most of them are kinda uptight and restricted in their practice, alot of people or groups have began to operate as minor low scale realtors to help people and attract clients who want to buy and sell properties on a low scale level without the need of professionals.

The advantage is that transactions are done very quickly, clients dont need to pay exhorbitant professional fees and the word of mouth travels very fast amongst fellow real estate agents.

The disadvantage is that it is a very risky proposition for a client to deal with real estate agents because beyond the sale and minor transactuons, they cannot professionally evaluate a property and cannot inolve themselves in conveyancing matters and most especially they cannot be held liable for any defect in the sales of property hence the rule "caveat emptor-buyers beware" because they take the money and split after the sale.

Are there any Federal Govt specific requirements ?

Are there any State or Local Govt requirements ?

I am not sure whether they have an association or not and i know the state government taxes them as regular small businesses but on a professional scale, i dont think there is any requirement whatso ever.

Is one obligated to register with a professional body - if so which ?

The known body is NIVES-Nigerian institute of estate surveyors and valuers

Is there a need to have a lawyer on the company's staff to handle sales/lettings contract?

In house lawyers to companies or businesses are generally prohibited from handling such matters and after some time the lawyer might end up stealing most of your clients since he can do both the sales and conveyancing. The best advise is to hook up with one lawyer and while you contract for sales and purchases of properties, the lawyer does your conveyancing matters and your both happy. You get your 10% from the agency fees and the lawyer gets his 10% for the conveyancing and you dont have to pay extra monthly salaries or commissions

Is there a need to have a quantity surveyor or estate valuator on the company's staff ?

Just like the dos and donts of having a lawyer on your team, the same applies for a professional estate valuer or surveyor. Since he is a professional, he would definately take over your duties and clients at some point. Its best you sub contract these things with a surveyor when there is a need for it and you pay him his commission.

Until you become a master and professional in this chosen field, be rest assured these professionals will take advantage of you if you ever intend to employ them. Just out source when the time comes and deal with your private agency transactions and you would get no hassels.

Hope i have been able to help!!

Cheers!

I have gone through most of the request of intending nairalanders regarding the lease of certain accomodation spaces and property to let and i have found out that most intending tenants or future property owners are not being adequately adviced on what to do next.

RENTING A PROPERTY DOS AND DONTS:

1. Whenever you say "i am looking for a property to rent around lekki, ikeja, v.i etc, you must know that these areas are choice areas that attract high tenancy rates because they are low density areas and have more amenities and it is baffling to hear that someone is saying "his budget is between #150,000 to #200,000 per annum".

What you are going to get for that price is not more than a one bedroom boys quarters with toilet and bathroom together (if any) and the size of the room will not be more than 8 by 12 at most.

Also, whenever an agent tells you that the rent is #200,000 per annum, you must always factor in the prevailing fees that follows it. That is 10% legal fees and 10% agency. It simply means that a flat going for #200,000 simply means its going for #480,000 in all honesty because Nigerian landlords collect 2 years in advance rent (Which although is contrary to the rent tribunal act which stipulates the prescribed rent per area and the prohibition of landlords from taking rent beyond 1 year)

So whenever you tell an agent that your budget is #400,000, make sure you either factor the agency fees and legal fees for 2 years before you state your budget unless, you will only be fooling yourself and you would be taken for a joy ride.

2. Also, do your utmost best to reject caution fees from unsuspecting agents. Caution fees are almost never refunded and the rent act forbids it.

3. Always demand for a fully drafted tenancy agreement drafted by a lawyer which spells out your right and covenants and more especially the option of renewal of the tenancy after the 2 years expires if need be and if the rent is to be increased, you should be given at least 6 months notice unless it is a valid ground for terminating the tenancy. This agreement is your bread and butter of the tenancy and not the rent you paid.

4. Due to economic reasons, always try to scout for areas that offer low rents. If you stay on the mainland and you work on the island, there is no point trying to pretend that your a big man by demanding a property for rent on the island which is tripple your salary and out of pocket expenses. You could always get a place close to the third mainland bridge such as gbagada, oworo, ikeja, ogba and its environs. Its cheaper and more cost effective in the long run especially when you see immediate amenities you need such as bukas, markets, kiosks, bars etc that are cheaper than those in choice areas.

5. Finally, if a quit notice is not given 6 months to the expiration of tenancy, the rent act provides for you to continue to stay in that property and the landlord can not do sh***t as long as your lawyer is aware of it. A 6 months quit notice is only applicable if your tenancy is a yearly tenancy e.g January 1st 2008 and expires December 31st 2008.

A 6 month quit notice legal calendar is different from a regular calendar calculation. E.g if the tenancy is from January 1st 2008 and expires December 31st 2008, the quit notice must be issued to you latest June 30th 2008. If the quit notice is being issued on July 4th 2008, the quit notice begins to run from August 1st 2008. The law states that there must be one clear full month before the quit notice is valid. If your landlord attempts to bamboozle you, buzz your nearest lawyer and intimate him. The landlord or Agent at this stage will be totally helpless. Its the law and you shouldnt be ignorant about this anymore.


SALE OF PROPERTIES:

1. Never negotiate with an Omo-onile (Area boy of lands). You have just thrown money into the bush.

2. Always require for properties that are measured in square metres not in plots because you could end up having a quarter plot, half plot or if your luck shines a corner piece (which is very rare)

3. Always get to know about the area you intend to purchase a land. This is very important because that land being advertised so sweetly to you could either be a govt acquired land that needs to be developed in 20 years time and you have no idea about it, or it is under a pipe line or power line, restricted area or generally not approved for sale to private individuals or worst still, the property or land is a subject of litigation. If you fail to heed this advice, and not consult an attorney to do a search on the place before you even negotiate about the prices, be rest assured, that property will be demolished or possession will be unilaterally taken away from you. If you dont believe me, ask the people of Alimosho local government who failed to heed this advice 15 years ago and are now burning their fingers.

4. Always confirm the existence of the proposed c/o or certificate of occupancy that has been advertised to you. To tell you the truth, c/o's are mostly in the possession of the true owner or the authorized agency or lawfirm who has the power of attorney to sell on the owners behalf. Most of the advertised properties dont have a c/o and if they do, they are not in the possession of those advertising it and if they do have one, it is a photocopy of the c/o which is not legally valid because they do not possess the power of attorney to accompany such possession of that c/o.

This is a very delicate issue that a prospective buyer must be wary about because a lot of third or fourth party agents all claim to be agents of properties and sell all sorts of properties with c/o. Without a proper search in the lands registry in alausa by a legal practitioner which costs less than #20,000 including legal fees, your future could be doomed. It costs you nothing to do this very vital investigation before negotiating with a sweet tooth agent promising heaven. All he is interested in is your money and after you pay, you on your own.

5. Always ask for the accompanying survey plan and good root of title. A good root of title is one which traces the history of the property for the last 30 to 40 years so as to know whether the property or land is under a mortgage or there is some form of problem or that the property is squeaky clean free from defect and can be sold. If your agent cannot provide you with the links to this good root of title, please ignore such a property.

6. If you intend to purchase a land that doesnt have a c/o, you should make sure that the seller gives you a proper deed of assignment of that property, a purchase reciept agreement and deed of release which states that the seller will be held liable if the property is defective. This agreement must be stamped by the land registry unless it is invalid.

7. Most properties being sold as family property or properties with family title shouldnt be treated with kids gloves because of the attendant and potential booby traps involved. You must investigate thoroughly before you attempt to purchase one. Most of them come with cheap price tags attached to them but the cheaper the more worrisome especially if a land dispute occurs and the property in question belongs to a third party instead. You might be forced to pay additional millions to the true owner in future.

8. If your a skilled negotiator, you can achieve a 5% reduction in the commission the agent is going to take and 5% in the legal fees from the total amount to be derived from the sale. When ever you hear a property is going for #3 million or #60 million, dont be naive to believe that is the only amount you are going to pay. What you should always ask the agent is the total package for the land or property in question. Dont be fooled by the sweet mouth original offer.

A #3million offer for a land could spiral into this immediately:

10% of #3million =#300,000 (Agency)

10% of #3million =#300,000 (legal)

Search,Perfection of title and governors consent, ground rent and other fees payable to the government
= approximately #500,000 to #1million.

So without even building a block on that land, you could be shelling out almost #4.6 million for a property advertised as #3million for one plot in isheri, talkless of lekki or V.i.


For more on this and how to make sure you get the best deals, search, sale, renting and marketing what so ever in any tenancy or sales of property wherever in lagos except Badagry (because its too damn far, lol), call 08077943514 or 07036681104. Under 72 hours, you will get your specs with valid confirmation. If no valid documents, i immediately advise you to look some where else. My body will not be the temple of insults and swears!!

I don't do shady property deals without valid confirmation and documents no matter how much its worth in millions or billions because that greed today making the agent or lawyer smile today will defiantely come back to haunt him in 3-5 years time when the police, the people defrauded and the government chases them around the 4 corners of hell to vomit that money. Am a straight shooter and extremely good at this. Only extremely serious prospects should call and please when proposing a budget, think of the total package you intend to spend and not just a round figure that might throw you off balance later, Cheers!

Walahi, my only problem with this closure of third mainland bridge be say, "HOW I WAN TAKE GO CLUB FOR IKOYI AND V.I NOW?"

All those hip joints, Malls and clubs go suffer die because 75% of their clients are from the mainland, o boy, ikeja clubs would experience mega booms now, not forgetting the strip club on Opebi, lol

If carlosein na moon, wetin Me come be?

@Lady

Sorry o for the phone, its a shame, hope u get over it soon, its quite expensive and i know the feeling, my own no reach $599 but e reach #500 and e worry me for 6 months, lol

Meanwhile i buy Suya for main road today and i de chop only one piece for almost 2 hours, una sure say no be blanket these aboki use pepper cover come sell am as Suya for me?

Are you guys blind? the finest chick is actually [size=18pt]WALTER[/size] followed by [size=18pt]AZU[/size], What soap Operas are u guys watching??, lol

Hmmm, na wah o! See my people for catholic thread o!

When lawyer no get time come nairaland, everybody mouth go de run like pipeline wey bust. See Ebos and Oby de combine forces de yab me. Make una no worry. I go make sure i finish work quick today so i go siddon untop una matter well well.

Meanwhile wey viee, e don tay since i see am for nairaland. Make una no worry, i de monitor all of una everyday, only say when i get time yan, sleep go just catch me b'cos of work, anyhow, how una de?

Last week dem launch childrens harvest for my church (St. Peter Idimu) and them de share apple (B'cos the theme of the harvest was sowing seeds of god since we are the apple of God's eyes)

O boy see as catholics de rush apple. I come de fear for some of them because the kind jedi jedi wey go catch them that day go worry them finish. I know say if na Agbalumo them share, wahala for no de because most catholics i know be very pako pickins, lol

Hope to see you all later today, but if client no bring case, na till monday be that o!, lol

NEPA GOING ON STRIKE??

How is that possible for you to go on strike when you weren't even working before? Strike or no strike, almost everyhouse hold has a minimum of one "I Better pass my Neighbour Generator". So which one come be strike again as if Nigerians will shake that they have gone on strike.

No child born in Nigeria since 1960 has seen full Current light for more than 24 hours at a go in Naija and thats excluding christmas day or Sallah. No wonder oyinbo people always think that Nigeria is the centre of all the Eclipse that occur in the world.

Abeg make them go siddon jare! Nepa take light, i fire my Yamaha, wahala no de! Awon were!

Visa fone ko, master card ni, i use starcomms 1x cdma and it browses at 6k per second. At night, it changes to 9 kb per second. Do you know what you can do with all that precious time it takes to open 1 page? You can boil beans, watch 2 episodes of second chance and probably escort ur friend down the street. Nobody does it better than starcomm, lol

lobinoxebe:
One thing about recording label you guys don't know is that, they give you name not money,

Kenies has already helped two face gat the name and little money, 2face should move on wit his own stuff.

let me give you an example,

If 2 face was signed for 20MIllion Nairal for one year and two albums were released

2face first album sold more than 14Million copies, times that 14million by 90 naira, how much is that, Tell me
N1260000000,


so how artist won make money, itz high time for 2face to move on

Rubbish!!, you know nothing about the music industry talkless of how music contracts are drafted. Your crazy allusions on how kennis music made money through your illogical mathmatical calculations is vapid to say the least. Get close to a music lawyer and know what goes on at the back ground instead of basing your rumours from soundcity or hip hop world

Great to be finally back after a very long absence. Missed u all and hope to be more regular soon.

Gatta split and see u soon!

sori i forget say we b television for oga di law

No be only television, una no like silver bird galleria

Abeg make una no vex, i no de get time for computer these days, na road i de de try arrange things and i get back pretty late due to the hold ups, so make una give me time abeg. When i don balance small, i go come de deal with una one by one.

Una think saya all the yab una de yab me i no de write am down for my diary? From April 1st, i go come de handle una well well. Oby and carlosein una be the chief culprits wey de yab me for back and i must yab una well well to make am draw, lol

How all of una de sha! ebos, viee, lindiwe, pamperme, i hail o!

Anyway gotta split again, hopefully i will be back before una comot, tata!

Lakeside:
after getting a Mouth Action!!!!!!!!!!!!!

Best post of the day!

Even better is after you chase the girl for donkey months and after all the shakara, the day you finally sleep with her, you now tell her about your kids from previous relationships, your Aristo lifestyle and why it cant stop, that your a terrible smoker and Value your bottle of Stout over anyone else and better still you are or was a confra boy and you have definately snuffed out the life or maimed people before.

It will be a beautiful way to pay back the chick for all her months of playing hard to get!

Every Woman Is A Bitch True Or False?


True!

Ahhhhhh! Good topic. i used to be a good guy in a relationship and i suffered terribly from it. Now am a born again convert of the bad guys club and relationships are so good and beautiful to me that i sometimes knock my head and ask myself "what took me so long to become this bad and enjoy the fruits of a one-sided relationship?"

The I dont care Syndrome is the key to a girl's heart especially when you break up with her with no remorse.

Being a good guy is simply been a mumu. End of story!

I am actually bored at this moment but this article by Missphilly certain would liven up my spirits by the time i am done and i'll help analyse the whole thing line by line.

Ok here we go!

Hi guys, my situation is pretty much like the other ladies on Nairaland - met a lovely Igbo guy, fell in love, I didn't do the whole "shakara" thing

Hol' up! This i dont believe. Its in a girls genes to do shakara for a guy during the courting period. While men attribute this to the chase hormones in us, it actually ends up being a turn -off during the relationship. After chasing you for countless days, months and whatsoever in a fake virtual and cloud 9 world, your actions during the real world could actually unimpress him because he had high expectations and fantazied about loads of things that isnt there. So your first comment about lack of shakara is totally unbelievable.

If you even swear to Sango that you didnt even engage in a minute version of shakara, how on earth do you think he is to respect you. You cut the suspense in between the movie and you expect it to have a fairy tale ending? Men in general dont respect women that dont give them that opportunity to chase them. So i think you have to reconsider that statement again!

and everything was beautiful for about three months until he started to change.  He claimed that he was going through some difficulties so I initially took his word for it although due to past experiences where I have been hurt I was a little afraid that this may just have been an excuse.  I still kept calling because I didn't want him to think I was simply going to abandon him because he was having problems.  He insisted that he still loved and wanted to marry me but he needed to "sort some things out" and wanted to make sure everything would be in place for a marriage between us.

Haaaaaaaaa! This gets more interesting! Long distance relationship! ( Like my favourite broadcaster on CNN Anderson Cooper would say) "WHAT WERE YOU THINKING"

3 Months relationship on the phone or what and your discussing marriage! Gimme a break! What happened to courtship and getting to know each other well for a while? The funniest thing in this sentence is this quote:

He insisted that he still loved and wanted to marry me but he needed to "sort some things out" and wanted to make sure everything would be in place for a marriage between us.

Its as if that was the whole grundnorm or rationale for the relationship. Marriage! I dont see anywhere in your post where getting to know him better or sharing romantic experiences was a key issue between you and him. I think he was just merely suffocating from the thought of it and the whole issue being too soon. It was not a proper relationship and i liken it to all these internet love. It is simply baseless and unrealistic.


See the next line in your post:

Anyway, things eventually ground to a halt the day after Valentine's day.  We had a great conversation, spoke about marriage and me visiting him in Nigeria (I'm in London - he's in Lagos) and then, NOTHING.  No calls, no texts, no e-mails.

This sums it up! The whole issue between both of you was just plain false expectations. How long were you guys dating through the telephone and internet and how did it occur to you guys that marriage was the right thing to discuss when you probably see yourselves once in every leap year. Even from your post, you made no allusion to the place you met whether it was in Lagos or U.k or you met on the internet or whether you guys were together for the 3 months preceding his attitudinal change! Its very very simple, YOU DONT KNOW THIS GUY WELL ENOUGH TO DATE HIM PROPERLY TALKLESS OF PROPOSING MARRIAGE!

Also i think you being Economical with the truth in terms of your discussions you had the day after Vals day. I think certain factors were revealed that day and issues cropped up to light that made him realise that the whole thing wasnt worth it. Guys dont just shut off in all totality. There must be a reason, a condescending word or statement, a reality check that most women dont consider as a factor. If you retrace your conversation that day, you would probably figure out your answer. I guess he wasnt ready for the MR & MRS thingy and you werent ready to accept No for an answer or a Long term relationship.

I decided to back off to see if he would intiate calls but so far I have had no response.  I haven't been calling because I have some pride!   I have come to the conclusion (I have no choice I think) that it is clearly OVER but tell me, is this a common thing that Nigerian guys do?

Well your backing off wont change anything because he is gone for good. It has nothing to do with pride or Nigerian Men. He really isnt into the Long distance Shit. What he sees is what he gets and the earlier he cut it, the better for you.

I have NEVER been in this position before

Well you are now Welcome to the real world! now you have stories to tell and we could swap dumping stories, lol

look this should only make you tougher and more realistic. Stop placing too much emphasis on relationships unduely . If it is going to work out, it would but when the issue of marriage and a host of nonsensical gists in the relationship comes to play, trust me, Men know when to call it quits especially when the woman is in cloud 22.

Unfortuantely i cant analyse your posts any longer because am feeling sleepy but one more word of advice. Dont bother yourself and look for someone closer home and to you unless you would be living in a fools paradise if you still think there is hope between you guys probably in the year 2020. Move on! Q.E.D!

Some people are just natural born clowns. Just because a guy said "I have finally decided to marry you", the poster took offence to that and told him to shove his proposal up his ass! How ludicrious can some people be. Anyway, i dont blame her. Too much romantic movies have probably influenced her way of life and thinking. Most women just think that a man should just marry them because they have dated for donkey years.

She doesnt even want to know what went through his mind at that moment for him to come to that kind of decision after a long while. Marriage no be beans and he must have heldher in a very high esteem to plan his future with her and get things done properly.

For one she didnt even consider the following before she told him to shove it:

1. His countless female admirers and boyfriend snatchers that he had decided to let go of in favour of the poster

2. Solving the parental problems associated with marriage and culture in favour of the poster

3. Ignoring the advice that some of his randy friends would have given him so as to pursue more girls in favour of poster

4. Deciding to be finally responsible and plan to have children with her and letting go of his wayward ways

5. Planning his financial future that would adequately cater for her

6. Planning towards the wedding which might turn out to be a big hole in his pocket but he is willing to do it for her because he loves her.

And because he proposed in a casual manner, she decided to tell him to shove it because he didnt say it the way "Ramsey Noah would say it to Stephanie Okereke" in one of those nollywood home videos.

Rubbish! If i was the guy, i would take her advice very seriously and move on and probably look for another girl because, from that little statement she made, the marriage would definately head for the rocks because it is so obvious she is a narcassistic, obsessive, demanding and compulsively hormone raged perfectionist. Its either her way or the Highway and he is better off with someone less endowned with such traits.

Haaaaaaaaaaaaa! I cant just stop laughing. The mistakes New musicians make everytime, again and again. One piece of advice for you Mr. Fecko! It is not called the music Industry for nothing. There are 2 words here in quote. (Music) (Industry). You guys keep on talking about how dope my lyrics are and i can rap this and that but forget that it is a business and the industry doesnt have time for all those obtuse things. Its all about the contracts and how to get your money.

I actually didnt want to say anything here because i get to see people like Fecko in dozens of threads making these same silly mistakes about shooting a tight video or "i can rap better than you" syndrome. It goes beyond selling your c.ds in hundreds or thousands or watching yourself on Soundcity or Hip hop world. This is a multi billion naira business and my friend, it goes way beyond just having your own blogsphere.

There is a very very big difference between being tagged as " Critically Acclaimed" and 'Commercially Acclaimed". Right now you are being critically acclaimed by your fans on naira land but trust me dude, Your way way off from being Commercially acclaimed. And if you continue at this rate without seeking good and realistic music business advice from Professionals, then i would just have to be contended about knowing Fecko on nairaland only and that's pretty fine by me!

The truth is bitter but thats the way i am. I dont patronize anyone especially when i see you taking the reverse path way to success. There are over 10,000 artists in Nigeria and not more than 500 (Go and check the records) that are commercially acclaimed. Dont be decieved by Soundcity or hiphopworld's gathering of musicians. Try and watch 3 hours of soundcity and tell me after the whole show if you can recognize and remember 15 of the names of the artists that just performed.

After that, ask yourself what will make me different from these ones and be in the league of the big boys. Once you have started that chain of thoughts in your mind, then i believe your ready to be commercially acclaimed.

At least if iya basira pursue me from hin shop, i fit shift base go mama putt. All of them no fit drive me commot till i die. No be my fault say i like food, When them born me, i fall inside pot of stew and since then, i get symbiotic relationship with chops. Abeg free me o jare carlosein. Go toast ur wife Pamperme!

Una don start to de yab me again! Shey na b'cos i de look una from back ground, una come think say i no de read una yans. Oby shebi na me u de say i better pass ebos b'cos say i de fear knock out? Ok no worry, that gbe-ge una de find una go see am. Anyways happy st.patrick day! If i no even remember any patron saint day, i go remember this one b'cos my primary school (Nazareth primary school Festac) was filled with Irish nuns and every saint patrick day was a mini holiday for us and since st.patrick is the patron saint of Ireland, Rice de boku plenty that day.

I miss the Chicken sha!

How far viee and pamperme?

Which kin winch work una de do this kin time?

Abi sys misuer don carry hin winch come disturb una for work?

Abeg as he talk :

Mat 10:14   And whosoever shall not receive you, nor hear your words, when ye depart out of that house or city, shake off the dust of your feet.

Mar 6:11  And whosoever shall not receive you, nor hear you, when ye depart thence, shake off the dust under your feet for a testimony against them. Verily I say unto you, It shall be more tolerable for Sodom and Gomorrha in the day of judgment, than for that city.

Luk 9:5   And whosoever will not receive you, when ye go out of that city, shake off the very dust from your feet for a testimony against them.

Luk 10:11  Even the very dust of your city, which cleaveth on us, we do wipe off against you: notwithstanding be ye sure of this, that the kingdom of God is come nigh unto you

No let hin harmattan infested, dirty Mallam feet affect your work and make sure una buy Tinubu broom to sweep hin yeye dust comot una office and una life o!

Glory to Jesus

Honour to Mary!

Ouch sysmis-user    leaving us so soon? I was about to get my pop corn and coke and watch you at Silver bird Galleria as the star Actor in a movie Entitled " Revenge of the Born Agains"

Abeg no make me waste my money o!

You still have 11 minutes of Fame on this thread

Abeg Waka and keep all your prophesies to your self before i slap your Born again spirit  

. Reverend King do pass this one!

Viee and carlosein how far now, i don miss una, no mind me, i de try arrange somethings.

Viee know everything, No worry i go keep u posted too carlosein

Na wah o! Only 3 days leave i give myself for my cherished catholic thread na im i See new Pilgrim aka Sysuser. This epistle even long pass the ones pilgrim de write and e remain small make i think say na yarauda 2009 budget presentation. The kin sleep wey almost catch me finish before i read am tire me.

Bros sysuser, one word of advice, don't waste your time printing this and printing that from the internet to convince anyone on this thread. You can call your self a born again or die after for all i care, just go and do your posting somewhere else.

The folks on this thread have a very very strong bond that surpasses mere interpretation of your own version of the bible and the concoted history of the catholic church.

We are one big family in spirit and in flesh and no matter what you say or do is going to break that bond. In other words stop wasting the ink on your fingers and punishing your finger nails by typing all these things.

I know what you are trying to do. Your trying to evoke a debate between catholics and "Born agains or Born Yesterdays" and i would give u first hand knowledge of how its going to happen.

1. You will continue to type and type and no one will reply you.

2. Your 15 minutes of fame on this catholic thread would soon expire without Nafdac number.

3. You would feel ignored and brow beaten and your gist will continue to change from born again gist to "How far now" in the hope of getting either carlosein, viee, oby, imoteph or Ebos to gist with you outside religious matters.

(Obviously you no fit gist with me because na yab me go yab you)

4.The good people on this thread with treat you like a leper and pariah until you tuck your tails between your legs and move to the Moslem threads to spew rubbish

5. Finally we would all wish you a very beautiful "GOOD RIDDIANCE TO BAD RUBBISH" Farewell

6. The good folks of this thread will continue to be as friendly, homely and warm with each other as if you didnt even exist before.

A WORD IS ENOUGH FOR THE WISE!

Many have crossed this path. NONE HAVE SUCCEDED!

SO BE OUR NEXT COMEDIAN AKA  CHARLIE CHAPLIN TO ENTERTAIN US SILENTLY    !

As my former protestant nairaland girlfriend would say, "Please be our next Sacrificial Lamb or Ewe " as the case may be, lol

lol, Go save u say u run, na my generator de use me catch trips that na why i no de online for like 10 minutes. No worry next week dey and i go de fully reloaded for all of una

Stay blessed y'all and have a blissful weekend

Carlosein, who follow u bet? E be like say u don mortagage your house during milan v arsenal match and you wan use style collect money from me to pay bank, I cant shout o! I no be betting man but i like KASHI sha!, lol

May kelly wan de use style change story, You don forget say i be lawyer and anything thing you say or do would be used against you in the court of nairaland religion thread

Count 1:

That You May kelly, on or about the 5, 6 or 7th day of march 2008, did alledge that viee and oby were falling in love with each other on nairaland which is contrary to section 109 of the roman catholic canon law on relationshipship between both sexes and punishable under section 233 of the nairaland religion catholic thread which is banishment from the catholic thread.

Count 2:

That You May kelly, on or about the 5, 6 or 7th day of march 2008, did conspire with carolsein to hook up viee and oby with each other on nairaland which is contrary to section 52 of the roman catholic canon law on relationshipship between both sexes and punishable under section 27 of the nairaland religion catholic thread which is to recite 5,000 hail mary's for 77 years

Count 3:

That You May kelly, on or about the 5, 6 or 7th day of march 2008, did forcefully allude that viee and oby should fall in love and get married on nairaland which is contrary to section 415 of the roman catholic canon law on relationshipship between both sexes and punishable under section 9 of the nairaland religion catholic thread which is to kiss the almighty pilgrim for one month.

Count 4:

That You May kelly, on or about the 5, 6 or 7th day of march 2008 did change your story that your not a les****n and is now interested in finding a man preferably oby's brother on nairaland which is contrary to section 5 of the roman catholic canon law on relationshipship between both sexes and punishable under section 187 of the nairaland religion catholic thread which is to fall in love with obasanjo for a decade.

From the above counts, you may kelly has been adjudged to be guilty and sentencing starts right away!