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170, 230 respectively

June 7

Ok

unipol:
Is building approval same as survey plan investigations?

Noooo, bt in each townplanning office der is a surveyor incharge of survey plan issue

unipol:
Which office investigat survey plan?

Surveyor generals office or any town planning disctrict office where d land is located

Survey plan

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Survey Plan:

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 Surveyor Generals office/ physical planning district office within that place to go and do a geographical search (charting) 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 (land fall within govt acquisition), 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 Townplanners 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 2017. Plan to save more money than to throw it away foolishly. Wink

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 2015 for N2Million in a committed area and in 2017, 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.

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chijioke004:
the ability for a man to try something and take risk make him wealth and respected in the society
so call or whatsapp the number below
to begin the journey of wealth.

No, nd y shld dat b since u av a statutory ryt of occupancy or family agreement

Note:

the layout must be stamped and sealed by a registered town planner.

You are on the track. My signature.

alienvirus:
It is the sole responsibility of government to provide shelter for the citizens.

In this part of the world, citizens provide shelter and government try to make life difficult for such person. You pay more than the house you wish to build.

Phulish government.

Yes u a very right bt do u knw housing is more dan shelter, it use as social status by some ppl, investment etc nd looking at d nature of d matket it does nt restrict anyone.

Aldo nigeria govt is lackn in d delivery of housing.
Currently shola wanta to build 4000units of housing in every state.

We pray for better tyns

melejo:
Op thank you. But you committed a very important and inevitable point. In Lagos Soil test is inevitable if your building is not a bungalow. Contact a qualified and certifiedEngineering Geologist for your soul test on info@gemfieldsltd.com. www.gemfieldsltd.com. Avoid quacks

Yes it very important bt note soil test is required for residential building above 2floors, commerical, institutional 2floors and above.

blueseacats:
I want to know what happens if your building does not have building plan, because 90 percent of the building in my area don't have gazette, let alone building plan their owners are all land lords.

Can someone tell me why I should go through all this stress when the government is not even policing the building plan laws?

For dos who does nt av dey can b served noticed at anytym, d land can b aquire by govt if it nt gazetted, der house can b easily demolished.

On the other hand for dos dat av d approval, ur house cnt b demolised, even if it is done for public interest u will b compensated. It gives u assurance dat ur house is fit to resides in, u wnt av to pay penal fee among other benfits

einsteino:
without ekunje and oiling the wheels, your file would sit there for decades. I still wonder how we can say we are fighting corruption when nothing has changed in service delivery and govt offices.

It is nt eguje, it call PR whc even help u, der a some little area whc can make ur file stand still. Dey just help u amend it based on d fact dat u av wash ur hand well.

Seriously nobody will ask u for it nd u wnt b fustrated to drop it bt u knw will knw dey serve sometyn.

gurnam:
OP what is the likely penalty if construction has started before building plan approval?

Yes if u a been served before you start d processing, bt if u a nt been served u can get ur way out. However d penal fee is *4 of d assessment fee.

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