₦airaland Forum

HOW PGWP IS CALCULATED IN CANADA

8 calendar months = 1 academic year = 1 year PGWP

16 calendar months = 2 academic years = 3 years PGWP

2 semesters = 1 academic year = 1 PGWP

4 semesters = 2 academic years = 3 PGWP

Masters program regardless of the length of the program = 3 years PGWP.

Think about it very well, after one year PGWP what next? Will you be qualified for PR?

Ochw:
Good evening all.
Initially, I was admitted to a 2-year program starting September 2025 but deferred to January 2026 due to unforeseen circumstances. Now my program is only available in September, so I took a one-year PG certificate with no co-op and 1 year pgwp. My concern is whether I can find a job within dat year, especially since I hear it's hard to get work in Ontario. For those who experienced this, what advice do you have? How did you find a job quickly after graduation? One year fees was before I deferred.

just affidavit for transfer of ownership is not enough evidence to buttress land sale transaction. It's not even a globally acceptable mean of alienating interest in a landed property but by a duly executed Deed of Assignment/Transfer prepared and franked by a registered legal practitioner.

Hence, you need the following for submission:

1. A copy of title document possessed by your mom on the properties before she sold. E.g survey plan, land receipt, deed etc.

2. A valuation report on the land stating the land value as N20m or thereabout.

3. Deed of Assignment between your mom and the buyer (who deposited the N20m).

4. Land purchase receipt issued and signed by your mom.

Let me reserve the rest, can DM if you want to know more.

Best of luck!!

abimonile97:
Hello house, please i need your advice.

My long awaited second study visa application was refused after waiting for 50 days. Application submitted date 16 July, Refusal date 5th September.

while waiting, i already deferred my admission to Jan 2026 intake New LOA submitted through web form.

1st Application~ Was refused because there was a mistake in my my bank statement Ticket.

Second Application~ The issues on the first application was addressed, but yet was refused for another reasons.

Reasons for Second application Refusal~• I have reviewed the application. The applicant's assets and financial situation are insufficient to
support the stated purpose of travel for the applicant (and any accompanying family member(s), if
applicable). Previous refusal noted. Partial tuition payment noted. Proof of funds
on file provided. Financial information is not supported with sufficient evidence for the bank
statement balances on file. Limited evidence pertaining to the source on stated funds. Bank
statement shows lump sum deposits and there is insufficient evidence showing how these
savings were accumulated. In the absence of satisfactory documentation showing the source of
these funds, I am not satisfied that the applicant has sufficient and available financial resources to
pay the tuition fees for the program of studies that they intend to pursue and to pay for living
expenses while in Canada. Weighing the factors in this application, I am not satisfied that the
applicant will depart Canada at the end of the period authorized for their stay. For the reasons
above, I have refused this application.

My Mom is my sponsor, she has a Registered Business

Documents submitted~ CAC business Registration, Tax clearance certificate and an affidavit of sponsor/support.

For the lump Sum, she sold some of her property valued 20m and just affidavit for transfer of ownership was submitted.

FOR CONTEXT, I plan to reapply this September when i get receive my PAL for 2026.

Please what can i do differently this time to make the application stronger? Any advice from the house please Help.

Thank You.

Huuuum, such a refusal can be difficult to comprehend. A thriving business with multiple outlets, well structured organogram, online presence, good financial standing among others should have informed a positive decision in your favour. However, the VO might be confused why owner of such a successful business with a Doctorate degree would want to pursue a "lesser" qualification if not for immigration purpose.

I want to believe if you can address that reason so well in your SOP, possibly with references to eliminate every iota of doubt that you sincere desire the study to further enlarge your business tentacles. The outcome might be "visa approved "

Best of luck.

lara4success:
Thanks to JMG12 and others for your responses. I don’t know how to reply to each message hence this method.

I addressed everything mentioned by JMG12
unfortunately, I don’t have the officer’s note to understand the real reasons for refusal . The note didn’t come with the letter. What came with it was for me to send a mail for my preferred language to receive the note . I wonder why that when everything I submitted was in English

For further clarification: I added the following in my application that was refused

- my manager’s letter of continuity and work ID
- My husband’s work ID and letter of support taking care of the kids in my absence
- my company’s profile , showing the storefronts of all my outlets , addresses and website
- I am pursuing the program as a business person because I already have a Doctorate Degree.
- I am sponsoring myself because I believe I have the capacity so I didn’t use ny husband as the sponsor, maybe I should have used him as a co- sponsor

Pls how do I get the officers notes because it’s important in case I want to request a reconsideration

Help this helpless Lady oooo
-

Huuum, probably the lump sum formed the larger portion of the PoF and how much tuition fee was. paid compared with the remaining balance for living expenses and second year fee. The VO might not be convinced enough that the money on account wasn't a "demo" but real since documents were not submitted to back up the source, hence might not be accessible by you if eventually granted the visa

Many a times, it's not about having the money but how it was raised or accumulated with documented evidences.

AyoTeeeee:
So sorry about this. Unfortunately I got the same response few days ago, after attaching relevant documents, leave of absence at my work place, paying my first year school fees and having about 35,000usd + 10m in my bank accounts which is enough for my living allowance and payment of my 2nd year fees.
I was refused on the basis of not providing enough evidence on the lump sum in my account. It’s so frustrating sha

Probably 4-6weeks or a little more depending on the processing officer and if the documents you submitted do not need much scrutiny or investigation.

Yea, it is advisable to retain the POF on account till the visa is granted and more better till the border is crossed. What if you're required to represent that same bank statement, say within five working days and the "claimed" sum is no longer there?

mcsugk:
Please after my medical, how long will it take for my visa to be approved..
They ask me to come for medical test..
Also is it advisable to still leave my POF to keep running until after getting my visa?

Invite them to visit you if your wife is not eligible to apply for work permit as your spouse

Essential01:
PLEASE HELP ME

I HAVE MY STUDY PERMIT AND IM IN CANADA. HOW CAN I APPLY FOR MY WIFE AND CHILDREN? WIFE CANNOT WORK, I HAVE A CHILD 1 YEAR AND 5 YEARS

Congratulations, the land shall favor you. Obvious from your post you were able to properly addressed three major decisive factors:

1. Well justified source of fund.
2. Convincing statement of purpose for study.
3. Home ties that will influence your return, probably connected to your course of study.

Once again, congratulations.

Pandatown:
PPR RECEIVED! Thanks to everyone on these threads for the guidance. This is my second application. First one was refused cause I used a microfinance Bank.

Timeline:

Submission Date: 1st August 2025

Did Upfront medicals and already had biometric validity letter from first application

Received PPR: 17th September 2025

Documents submitted:
+ LOA for 2 year diploma course
+ My personal GTBank savings account with 45million naira total
+ Sponsor is my elder sister so I uploaded our birth certificates & her passport ID
+ Her payslips for 3 Months
+ Notarised Gift deed for the lump sum of 45M sent to my account for tuition and upkeep
+ Notarized financial support letter
+ Her tax documents
+ Her Employment letter
+ Letter of Explanation stating that I switched to commercial bank, the exchange rates at the time of deposit, the total amount and the source of funds. Also I stated the lump sum deposits are gift
+Statement of Purpose which was written by BorderPass which I used to submit my application as they were recommended by my school
+ MyBankStatement Ticket for the GTBank savings I used
+ Tuition deposit paid receipt
+ Notarized Affidavit of Return stating my Dad's land assets which i would inherit when I compete my diploma
+ Copies of the land Assets & My Dad's ID

Goodluck to everyone waiting for their decision. Best wishes on receiving positive outcomes!

You might need more than just the Certificate but also the statement of account for the investment showing how much was invested, period, interests and how the investment grew to its present stage. May be that would be able to justify why you had to wait a week prior to putting in your application before you can liquidate the investment.

To back up POF source requires convincing documented evidences with dates most times more than one.

Amycanada:
Good evening house, please I’d like to confirm if this will work:

I’ll be given a fixed deposit certificate showing that i have been running a fixed deposit (stanbic ibtc mutual investment fund), and that I am now liquidating it. Afterwards, the funds will be transferred to my personal account (Access bank) about one week before I submit my Study Permit application.

Whatelse do I need to do to solidify the process...Or what can I do at this point...I'm applying for study permit for Winter 2026.

Secondly, if after one year program in Canada and I decide to do another program, will I still show POF for the new program?

Please, someone should answer me🙏🙏

Fixed deposit with Stanbic-IBTC but the liquidated fund will sit in your Access Bank account one week before applying. You'll have to proof beyond reasonable doubts that the fund will be truly accessible by you.

destinychildolu:
Make sure you have paid your full first year tuition and also make sure you have around 5k cad to spend on rent and bills for 4-6 months

WEBINAR ON REAL ESTATE INVESTMENT STRATEGIES FOR FUTURE PLANNING AND ACCESS TO LOW INTEREST MORTGAGE FINANCING.

In the recent times, Real Estate Investment is the top choice among smart investors as an alternate investment because of the evident safe, high return and as a means to create steady and structured cash flow with above average return on investment. However, their are risks associated with this alternative investment and such must be factored into the investment decision making process. That is the more reason anyone venturing into real estate investment MUST be equipped with some basic principles and skills for maximum achievable profitable investment.

Whether it's planning for retirement, saving for the future or earning residual income, It's a common situation - people want to invest in real estate but often don't know where, how or what might yield the best result at pocket friendly cost.

Contrary to the general believe that real estate investment is for the super rich, with access to right information and mortgage financing, medium income earners can also take the advantage. So, you also can invest!

Some have landed assets but do not know how best to put them into use for maximum profitability while many are with poorly documented title documents that rendered their assets incapacitated.

Real estate investing, like any business, requires very specific knowledge. This knowledge is rarely taught in schools and the education process requires both study and application.

Therefore, if you're are in any of the above mentioned categories, this FREE webinar via ZOOM will be good for you to attend.
The webinar will be an opportunity for participants to ask questions directly from the industry experts on land title documentation, title perfection, mortgage financing, various land investment opportunities and so on.

Should you wish to attend, kindly send "Book me for real estate investment webinar" via WhatsApp to +2348032296562. Date, time, link and other details shall be sent to you.

Thanks.

OK oh, only time will tell. Those that have been dealt with can understand.

LAXITY, THE COURSE OF NEARLY TWO IN THREE STUDY PERMIT APPLICATIONS REJECTION.

It is no news that the rates of study permits refusals for international students across developed nations of the world is on the increase.

The perception that students wouldn’t leave after their studies was cited in 75% of refusals. Government figures obtained showed that 62% of applicants were refused a study permit from January to July this year (2025) with record-high volumes “raising urgent questions about transparency and applicants readiness,” said ApplyBoard.

For example, despite a decade of relatively stable approval ratings hovering around 60%, rates have plummeted to 38% so far this year(2025), down from 48% in 2024 following the implementation of Canada’s study permit caps. Same with other developed nations as a result of more stringent policies introduced.

It is clear that embassies are applying far greater scrutiny to new applications, pointing to a “fundamental shift” in government processing.

According to BorderPass, analysis has found that the most common reason for rejection in 2024 was the perception that students wouldn’t leave after their studies, as cited in over 75% of cases.

While reviewers understand that some future students hope to gain work experience after graduation, the extensive use of this reason by applicants (to pursue future career path after study) suggests that many are perceived as having permanent residency as their primary purpose, instead of study,” stated the report.

Probably due to laxity, several applicants rely largely on SOP, documents and other information presented on their behalves by travel agents without proper scrutiny or verification. Meanwhile, often times those agents miss out necessary documents to support applicants proof of home tie, buttress fund on account (especially lump sum deposit) and sometimes wrong personal information about the applicant (mis-representation).

So, if an applicant prefers to use an immigration agent, ensure you're well represented and all necessary documents to support your claims are presented (both home tie, POF and SOP).

Specifically, in 53% of cases, IRCC officers said they were unconvinced that applicants would leave Canada based on financial assets, along side doubts about insufficient resources for tuition and living expenses.

Although, new policy caps played a role on the rising refusal rate. But data points to recurring applicants challenges, particularly around financial readiness ( insufficient PoF, not well documented source of fund) and immigration intent (poor purpose of study, inadequate home tie) that are preventable with the right guidance and documentation, said ApplyBoard.

The report highlighted the continuing decline of unspecified reasons for refusal, following IRCC adding officer decision notes to visa refusal letters last month, which was welcomed as a much-needed step in improving transparency.

The data comes amid a major immigration crackdown in Canada, with temporary resident targets included in the latest Immigration Levels Plan for the first time, which aims to reduce temporary resident volumes to 5% of the population by the end of 2027 – a year later than the previous government’s target.

Approval rates are also below average for other temporary resident categories, but none so drastically as study permits, with just under half of all visitor visas approved so far this year, compared to a ten-year average of 64%.

Amid the challenges, educators and advisers are doubling down on what applicants and institutions can do to ensure the best chance of success, with ApplyBoard warning that any incomplete or ineligible documentation can be grounds for refusal.

That's where we come in, to guide applicants on proper documentations required to proof strong home tie and/or to support proof of fund on account.:

SAVINGS: If you have savings which is equivalent or exceed the required amount, then your bank statement (not less than 3months) is a good proof of funds and if your money is split between several banks, you'll need to provide details of each to add up to the required amount or exceed if you have it.

REAL ESTATE: This is what many are not aware of that investment in landed property is probably the most widely used proof of home tie. it's a kind of high assuring factor that can facilitate an applicant return to his/her home country upon completion of study or visit. Owner occupied property, rental (income generating) property, the one applicant has intent to use on return after study in correlation with intended course of study. Take for example, someone going for a Masters program in Education and has large expanse of land intended to establish a school back home on returning to the country.

It can also be a source of fund as it is a known fact that people sell property/ties owned in their home country to raise fund for their desired need when necessary and use the proceed or equity to establish themselves after relocating.

Therefore, all you need do is to get a firm of Certified Estate Surveyors and Valuers like us that is "skilled" in writing this kind of report (cos some basic information that are to be included) to value the property and give a report stating opinion of the current market value of the property.

A valuation report would tell how much an applicant is having in landed property assets and that could "speak" about the economic/financial status of the applicant in his/her home country that could appeal to the visa issuing officer in making a favourable decision about the applicant.

Submitting only copies of landed property document is not enough because it won't tell how much the property or properties is/are currently worth so it/they won't be regarded as insufficient asset(s)

In view of above, valuation report is a vital document you need. For more enquiries, do not hesitate to contact +2348032296562 or +2349049045703.

You will be glad u did!.

LAXITY, THE COURSE OF NEARLY TWO IN THREE STUDY PERMIT APPLICATIONS REJECTION.

It is no news that the rates of study permits refusals for international students across developed nations of the world is on the increase.

The perception that students wouldn’t leave after their studies was cited in 75% of refusals. Government figures obtained showed that 62% of applicants were refused a study permit from January to July this year (2025) with record-high volumes “raising urgent questions about transparency and applicants readiness,” said ApplyBoard.

For example, despite a decade of relatively stable approval ratings hovering around 60%, rates have plummeted to 38% so far this year(2025), down from 48% in 2024 following the implementation of Canada’s study permit caps. Same with other developed nations as a result of more stringent policies introduced.

It is clear that embassies are applying far greater scrutiny to new applications, pointing to a “fundamental shift” in government processing.

According to BorderPass, analysis has found that the most common reason for rejection in 2024 was the perception that students wouldn’t leave after their studies, as cited in over 75% of cases.

While reviewers understand that some future students hope to gain work experience after graduation, the extensive use of this reason by applicants (to pursue future career path after study) suggests that many are perceived as having permanent residency as their primary purpose, instead of study,” stated the report.

Probably due to laxity, several applicants rely largely on SOP, documents and other information presented on their behalves by travel agents without proper scrutiny or verification. Meanwhile, often times those agents miss out necessary documents to support applicants proof of home tie, buttress fund on account (especially lump sum deposit) and sometimes wrong personal information about the applicant (mis-representation).

So, if an applicant prefers to use an immigration agent, ensure you're well represented and all necessary documents to support your claims are presented (both home tie, POF and SOP).

Specifically, in 53% of cases, IRCC officers said they were unconvinced that applicants would leave Canada based on financial assets, along side doubts about insufficient resources for tuition and living expenses.

Although, new policy caps played a role on the rising refusal rate. But data points to recurring applicants challenges, particularly around financial readiness ( insufficient PoF, not well documented source of fund) and immigration intent (poor purpose of study, inadequate home tie) that are preventable with the right guidance and documentation, said ApplyBoard.

The report highlighted the continuing decline of unspecified reasons for refusal, following IRCC adding officer decision notes to visa refusal letters last month, which was welcomed as a much-needed step in improving transparency.

The data comes amid a major immigration crackdown in Canada, with temporary resident targets included in the latest Immigration Levels Plan for the first time, which aims to reduce temporary resident volumes to 5% of the population by the end of 2027 – a year later than the previous government’s target.

Approval rates are also below average for other temporary resident categories, but none so drastically as study permits, with just under half of all visitor visas approved so far this year, compared to a ten-year average of 64%.

Amid the challenges, educators and advisers are doubling down on what applicants and institutions can do to ensure the best chance of success, with ApplyBoard warning that any incomplete or ineligible documentation can be grounds for refusal.

That's where we come in, to guide applicants on proper documentations required to proof strong home tie and/or to support proof of fund on account.:

SAVINGS: If you have savings which is equivalent or exceed the required amount, then your bank statement (not less than 3months) is a good proof of funds and if your money is split between several banks, you'll need to provide details of each to add up to the required amount or exceed if you have it.

REAL ESTATE: This is what many are not aware of that investment in landed property is probably the most widely used proof of home tie. it's a kind of high assuring factor that can facilitate an applicant return to his/her home country upon completion of study or visit. Owner occupied property, rental (income generating) property, the one applicant has intent to use on return after study in correlation with intended course of study. Take for example, someone going for a Masters program in Education and has large expanse of land intended to establish a school back home on returning to the country.

It can also be a source of fund as it is a known fact that people sell property/ties owned in their home country to raise fund for their desired need when necessary and use the proceed or equity to establish themselves after relocating.

Therefore, all you need do is to get a firm of Certified Estate Surveyors and Valuers like us that is "skilled" in writing this kind of report (cos some basic information that are to be included) to value the property and give a report stating opinion of the current market value of the property.

A valuation report would tell how much an applicant is having in landed property assets and that could "speak" about the economic/financial status of the applicant in his/her home country that could appeal to the visa issuing officer in making a favourable decision about the applicant.

Submitting only copies of landed property document is not enough because it won't tell how much the property or properties is/are currently worth so it/they won't be regarded as insufficient asset(s)

In view of above, valuation report is a vital document you need. For more enquiries, do not hesitate to contact +2348032296562 or +2349049045703.

You will be glad u did!.

ILLEGAL STRUCTURES DEMOLISHED AT JAKANDE ESTATE, OKE-AFA, ISOLO, LAGOS.

The purchase of landed property goes beyond making payment and signing of an agreement or assignment, there is a dear need to conduct title search prior to the purchase.

Before you effect payment and sign that land/property sale agreement, ensure that the land/property is truly not within government acquisition and without any encumbrance because lots of resources could be lost if the needful was not done.

You should ask yourself questions such as:

* Is it safe to purchase this land/property?

* Will I have any issue(s)with the government if I purchase this land/property?

* Will I be able to perfect the title in my name?

* Is the land/property outside the minimum setback of the closest public utilities?

These are salient questions that professionals can provide you with reliable answers. Asking the right questions and getting reliable answers before embarking on purchasing a land/property or embarking on a building project will save you precious time and money.

1. When buying family properties, especially royal or traditional families, ensure that you are dealing with the Head of the family and at least two principal members of the family, who are adults. Anything short of this, the sale is NULL. Head of the family alone cannot sell family property and principal members of the family alone cannot sell family property. It’s even worse if you are dealing with just one person claiming to be the representative of the family.

2. When buying land from a company, ensure that you get the status report (either active, not active or delisted) of the company on CAC portal before paying. Be certain that the property is not only registered in the name of the company but also the directors are the ones signing the documents with you.

3. Insist on getting the means of identification of the seller. If an agent tell you he/she is selling on behalf of the family, refer to number 1 above by requesting for a duly signed Power of Attorney by the principal family members.

3. The fact that a property has a C of O or registered deed is not a conclusive proof of title. You have to be certain that the C of O or deed was not falsified or obtained by fraud or obtained over an encumbered property. Similarly, when a property is covered by a Deed of Assignment, ensure that it is a duly registered and stamped Deed and it is verified to be unencumbered. An unregistered Deed of Assignment cannot transfer a valid legal title. It is not different from a Contract of a sale of Land.

4. When buying property from a Church or Mosque, ensure that it is registered in the registered name of the Church or the Mosque. Also, make sure that you are dealing with the registered Trustees because not all Imams and Pastors are Trustees of the Church and Mosques. In most cases, they are just employees and get paid monthly salaries. So they cannot sell any property to you.

5. When buying property from a couple. If possible, request for their marriage certificate and do not deal with either the husband or wife. Make sure you deal with both of them. Don’t fall for, I have my husband or wife permission to sell. Also, make sure they both sign your documents in the presence of a witness. Otherwise, the sale can easily be set aside, especially when they are going through a divorce.

6. When buying a property that’s a subject of a will. Don’t fall for “my dad or mum” willed it to me without sighting the will. Also, sighting the will is not enough, you must make sure that the will is not subject to any litigation and the executors of the Will have issued an Assent to the beneficiary selling the property to you. Without the document called “Assent”, no beneficiary can sell any property he or she inherited to you. Also, make sure you ask for a copy of the “Probate” issued to the Executors; because that’s the only document that gives the Executors the power to issue Assent. If it’s not a will, then ensure you have a copy of the Letters of Administration. Without this, you have not acquired a property.

7. When buying a property from a Developer, the title documents are not enough. Ask for development or building permits. Ask for evidence of payment of ground rents and land use charges on the property.

For further enquiries or wish to conduct land/property title search, you may contact ☎+2348032296562, +2349049045703.

Thank you.

DOCUMENTS REQUIRED TO PROCESS GOVERNOR'S CONSENT IN LAGOS STATE:

These are immediate documents required to submit application for Governor's consent:

1. Completed and duly signed Form 1C by the assignor(s) & assignee(s).

2. Certified True Copy of assignor's (seller’s) title document.

3. Three passport photographs of the assignee(s) on white background (signed at the back).

4. Three copies of duly signed Deed of Assignment (assignee(s) is/ are to sign at the bottom on all the pages).

5. Chartable survey plans (To be inserted in all copies of the deeds).

6. Receipt of payments for charting.

7. Receipt of payments for endorsement & form 1c.

8. Site photography showing adjoining properties, date & time.

9. Site location sketch .

10. Photocopy of I'D Card of Assignee(s) agent or representative

Documents that will be required to further the processing after the assessment letter had been issued and payments effected.

1. Receipt of payment for consent fee - 1.5% of land/property value.

2. Receipt of payment for capital gain tax- 0.5% of land/property value.

3. Receipt of payment for stamp duty - 0.5% of land/property value.

4. Receipt of payment for registration fee- 0.5% of land/property value.

All the above fees shall be calculated by the officials at lands bureau and the amounts payable shall be contained in an official letter to be issued at lands.

After the assessment letter had been issued and payments effected, the file will move for further processing. However, at the advance stage of completion, evidence of current tax payments by the assignee(s) and the assignor(s) shall be demanded. If the consent applicant could not present the tax receipts. Then, direct tax assessment shall be issued via a letter by Lagos Internal Revenue Services and the applicant will have to present the following to further the processing:

1. Receipt of payment for direct tax assessment by the assignor(s) or evidence of income tax payment .

2. Receipt of payment for direct tax assessment by the assignee(s) or evidence of income tax payment.

3. Payment for Ground Rent to be calculated at lands (usually 0.035% of land value/year.

Finally, prior to registration of the deeds after being signed and stamped by the authorized commissioner on behalf of the state governor, the Original title document(i.e C of O or registered Deed as the case may be) must be presented for sighting.

But if the root title is a global C of O or Deed, then their must be a signed cover letter from the landowner(s) or vendor to confirm that the portion of land/property had been sold to the assignee(s). This is mandatory prior to registration of the deed, so please ensure your lawyer or agent get you this letter from the seller(s).

STANDARD FORMAT FOR DEED OF ASSIGNMENT TO BE ACCEPTABLE FOR GOVERNOR'S CONSENT.

1. The cover page should contain full name of the assignor(s), full name of the assignee(s) and should be properly indicated accordingly.

2. The cover page should contain full address/location of the land/property assigned.

3. The name, address, phone contact, signature and NBA seal of the lawyer that prepared the deed must be on the cover page.

4. The portion where the assignor(s), assignee(s) and the representative of the state governor will sign should be on same page or printed back to back. It shouldn't be different pages.

5. All the pages of the deeds must be numbered.

6. One passport photography of the assignee or the assignees on white background, duly signed at the back must be stapled at the top corner(s) of the cover page of each deed.

7. The assignee or assignees must sign at the bottom on all pages of the deeds.


For further enquiries, do not hesitate to contact +2348032296562, +2349049045703.

Thank you.

WHY YOU SHOULD OBTAIN GOVERNOR'S CONSENT ON YOUR LANDED PROPERTY.

The promulgation of the Land Use Decree (later the Land Use Act) in 1978 brought about the vesting of exclusive powers over land within the territory of any given State in the Governor of the State. The effect was that radical ownership of land was vested in the Governor and private persons were only entitled to a leasehold interest through a right of occupancy.

The Act further requires that the consent of the Governor has to be obtained prior to any method of alienation or assignment of property by the holder of a right of occupancy. The effect of this was that any assignment of interests or mortgages required the consent of the Governor to be legally enforceable.

Whether there was coercion or not, the law under section 22(2) of the Land use Act recognizes cases where some form of written agreement executed in evidence of a transaction is submitted to the Governor in order to obtain consent as required by the section. Therefore, for a transaction of this nature to be valid, the parties to it must first enter into a binding agreement such as deed of assignment, deed sub-lease, deed of partition, deed of mortgage and so on to alienate subject to the consent of the Governor, it is that consent that vests a valid title on the purchaser.

It is now settled on the authorities cited above, that the provision of Section 22(1) of the Act is mandatory and makes obtaining of the Governor's consent a pre-condition for the validity of any alienation of a right of occupancy under the Land Use Act, 1978.

This is so because, it is a long standing principle of law that, where a statute requires ministerial approval (minister's consent) for the sale of property, approval to enter into a contract for the sale of that property is not prohibited. What is required is approval to complete the sale; otherwise, the sale will be in valid.

Meanwhile, it is common knowledge that the Governor’s Consent is required in a transaction for the sale of land, but many people do not know the legal status of a transaction that does not have the Governor’s Consent. As a result, when they contract, parties try all kinds of tricks in a bid to avoid the time, bureaucratic and financial requirements of obtaining the Governor’s consent.

If the first person on a Virgin Land or property with a Certificate of Occupancy decides to sell his land or portion of the land/property to another person after so many years, deed of assignment is to be prepared between the first owner that has a C of O and the buyer duly executed by both parties.

Thereafter, the buyer must obtain the Consent of the Governor before the deeds can be deemed legal in the eyes of the Government. If the new buyer also decides to sell the land/property again to a third owner in future, that Third owner must also get deed of assignment between the new buyer and third party and seek a new Consent of the Governor before that transaction can be deemed legal in the eyes of the Government and the process continues every time the property changes hands to a new buyer.

In other words, the first person on a land is the only person or group of persons entitled to obtain a Certificate of Occupancy.

Every subsequent buyer of that land must sign deed of assignment and get a Governor’s consent. There can only be one (1) Owner of the Certificate of Occupancy on a Land and it will not be replicated for another person once the land has been sold or transferred to another person. In the case of a developer or land owner with multiple units like six units of flats or terrace houses on a land, if such owner decides to sell the units of flats to different individuals. Separate deeds of assigment that contains registration details of the title held by the owner or developer on the land (either C of O or Registered Deed) has to be prepared between the owner/developer and each of the buyer for execution by both parties, thereafter each buyer can process Governor's Consent to make the Deeds legally acceptable and verifiable at the Land Registry.

The registered deed now becomes the title for each of the buyer on there respective flat. Also, if all the units are sold to a single buyer, deed of assignment shall also be prepared and signed by both the vendor & purchaser but in this case the original title on the land shall be passed on to the buyer and not to be retained by the vendor as in the case when sold to different individuals.

Therefore, it is very important for a purchaser of land or landed property to perfect his or her document by obtaining a Governor’s consent so as to have a complete rest of mind because if another person should obtain consent before him/her on same land, the person that the transaction has been consented by the Governor shall be regarded as the valid owner.

Although it is good to buy a land that already has a C of O or the Land has a Gazette, it still doesn’t give you the full satisfaction that you own the land without any form of fear or intrusion by land speculators. Your documents have not been perfected and the consent of the Governor to that transaction has not been obtained.

It’s because of this situation whereby the speculators knows that purchasers of land do not want to spend money to get Governor’s Consent that they will begin to resell people’s lands to multiple buyers because they know it’s only the purchaser that perfects his title by obtaining the Governors consent that can lay claim to that land validly in the eyes of the law.

That’s the more reason we encourage people who buy land/landed property to immediately start the process of obtaining Governors consent or perfecting their titles after they have bought a land and a Deed of Assignment has been drawn up. Delay has been shown to be very fatal and one should learn from the past experiences of others who have fallen victim to this situation.

Obtaining a Governors Consent from the Land Bureau isn’t the easiest thing to get quickly despite the importance attached to it and urgency needed to secure a land. On the Government website, it is stated that a Governor's Consent can be obtained within 30 days but that has proven to be very untrue due to bureaucracy at the land bureau, a Governor’s consent that naturally could end within 30 days could translate to 6months or a year depending on the strength of your consultant handling the job.

All in all, a Governor's Consent is a very good document to obtain and we advise you to get it so as to free yourself from unwanted situation 100%. An advantage of having a Governor’s consent is that you can transfer your land to another person without going back to the initial seller or Family Baale to sign your deed and Form 1c which are compulsory requirements needed before you can process Governors consent.

Land speculators pray seriously for the Owner not to have a Governors consent so that they can make a lot of money running into Thousands whenever the Owner require the signatures of the family to start the Governor's consent.

It’s even very tough now for Land Buyers because a major requirement now is that you must obtain a Governor’s consent or valid titke before you obtain a building plan approval. If it takes 6months to a year before they get their Consent. When will the person now get his approval?

Stepping aside the criticism of those in charge of processing the C of O, You should try as much as possible to get a Governors Consent for all your genuine land so as to completely live a straight forward life devoid of trouble.

The Features of Governors Consent must contain the Following:

The Form 1c must be signed by the purchaser and vendor that has either a Gazette or Global C/O or in the case of an Individual that has a private C of O granted to him by the Governor.

A Deed of Assignment must be prepared by the Buyer's lawyer who must include signatures of the parties to the transaction, the cost of the land, size of the land description of the land, the copy of the survey attached to it and signature of witnesses to the transaction.

The Consent will be heavily stamped from the beginning to the end and upon completion and payment of the requisite fees, the Governor or his representatives such as the Commissioners will sign and date the Consent and stamp it with their official Seal.

The land bureau after that will assign a Consent number to that document for reference purpose for life and it’s with this Consent number, your documents will be registered and recorded in their archives for future references.

Documents required for processing Governor's Consent:

1. Completed & duly executed application form for statutory right(Form 1c).

2. Certified True Copy of grantor's title (seller's title on the land property).

3. Grantor's Tax certificate or evidence of payment.

4. Grantees' Tax certificate or evidence of payment.

5. Three (3) copies of duly executed, stamped and franked Deed of Assignment, Sublease or Mortgage.

6. Chartable survey plan (registered).

7. Evidence of payments for Charting, Endorsement & Form 1c.

8. Evidence of payment for ground rent.

9. Site photograph showing adjoining properties with date & time taken.

10. Letter of Confirmation of payment for capital contribution if the land is within a government scheme such as Lekki phase 1, Lekki 2, Isheri North etc.

11. Evidence of payment for development levy.

For further information on processing Governor's consent or any land related matter with a view to engaging our service(s), you may contact us by +234802296562 , +2349049045703.

Thank you.

DOCUMENTS REQUIRED TO PROCESS GOVERNOR'S CONSENT IN LAGOS STATE:

These are immediate documents required to submit application for Governor's consent:

1. Completed and duly signed Form 1C by the assignor(s) & assignee(s).

2. Certified True Copy of assignor's (seller’s) title document.

3. Three passport photographs of the assignee(s) on white background (signed at the back).

4. Three copies of duly signed Deed of Assignment (assignee(s) is/ are to sign at the bottom on all the pages).

5. Chartable survey plans (To be inserted in all copies of the deeds).

6. Receipt of payments for charting.

7. Receipt of payments for endorsement & form 1c.

8. Site photography showing adjoining properties, date & time.

9. Site location sketch .

10. Photocopy of I'D Card of Assignee(s) agent or representative


Documents that will be required to further the processing after the assessment letter had been issued and payments effected.

1. Receipt of payment for consent fee - 1.5% of land/property value.

2. Receipt of payment for capital gain tax- 0.5% of land/property value.

3. Receipt of payment for stamp duty - 0.5% of land/property value.

4. Receipt of payment for registration fee- 0.5% of land/property value.

All the above fees shall be calculated by the officials at lands bureau and the amounts payable shall be contained in an official letter to be issued at lands.

After the assessment letter had been issued and payments effected, the file will move for further processing. However, at the advance stage of completion, evidence of current tax payments by the assignee(s) and the assignor(s) shall be demanded. If the consent applicant could not present the tax receipts. Then, direct tax assessment shall be issued via a letter by Lagos Internal Revenue Services and the applicant will have to present the following to further the processing:

1. Receipt of payment for direct tax assessment by the assignor(s) or evidence of income tax payment .

2. Receipt of payment for direct tax assessment by the assignee(s) or evidence of income tax payment.

3. Payment for Ground Rent to be calculated at lands (usually 0.035% of land value/year.

Finally, prior to registration of the deeds after being signed and stamped by the authorized commissioner on behalf of the state governor, the Original title document(i.e C of O or registered Deed as the case may be) must be presented for sighting.

But if the root title is a global C of O or Deed, then their must be a signed cover letter from the landowner(s) or vendor to confirm that the portion of land/property had been sold to the assignee(s). This is mandatory prior to registration of the deed, so please ensure your lawyer or agent get you this letter from the seller(s).

STANDARD FORMAT FOR DEED OF ASSIGNMENT TO BE ACCEPTABLE FOR GOVERNOR'S CONSENT.

1. The cover page should contain full name of the assignor(s), full name of the assignee(s) and should be properly indicated accordingly.

2. The cover page should contain full address/location of the land/property assigned.

3. The name, address, phone contact, signature and NBA seal of the lawyer that prepared the deed must be on the cover page.

4. The portion where the assignor(s), assignee(s) and the representative of the state governor will sign should be on same page or printed back to back. It shouldn't be different pages.

5. All the pages of the deeds must be numbered.

6. One passport photography of the assignee or the assignees on white background, duly signed at the back must be stapled at the top corner(s) of the cover page of each deed.

7. The assignee or assignees must sign at the bottom on all pages of the deeds.
For further enquiries, do not hesitate to contact +2348032296562, +2349049045703.

Thank you.

WHY OBTAINING GOVERNOR OR MINISTER'S CONSENT ON LAND/PROPERTY SALES TRANSACTION IS NECESSARY.

The promulgation of the Land Use Decree (later the Land Use Act) in 1978 brought about the vesting of exclusive powers over land within the territory of any given State in the Governor of the State. The effect was that radical ownership of land was vested in the Governor and private persons were only entitled to a leasehold interest through a right of occupancy.

The Act further requires that the consent of the Governor has to be obtained prior to any method of alienation or assignment of property by the holder of a right of occupancy. The effect of this was that any assignment of interests or mortgages required the consent of the Governor to be legally enforceable.

Whether there was coercion or not, the law under section 22(2) of the Land use Act recognizes cases where some form of written agreement executed in evidence of a transaction is submitted to the Governor in order to obtain consent as required by the section. Therefore, for a transaction of this nature to be valid, the parties to it must first enter into a binding agreement such as deed of assignment, deed sub-lease, deed of partition, deed of mortgage and so on to alienate subject to the consent of the Governor, it is that consent that vests a valid title on the purchaser.

It is now settled on the authorities cited above, that the provision of Section 22(1) of the Act is mandatory and makes obtaining of the Governor's consent a pre-condition for the validity of any alienation of a right of occupancy under the Land Use Act, 1978.

This is so because, it is a long standing principle of law that, where a statute requires ministerial approval (minister's consent) for the sale of property, approval to enter into a contract for the sale of that property is not prohibited. What is required is approval to complete the sale; otherwise, the sale will be in valid.

Meanwhile, it is common knowledge that the Governor’s Consent is required in a transaction for the sale of land, but many people do not know the legal status of a transaction that does not have the Governor’s Consent. As a result, when they contract, parties try all kinds of tricks in a bid to avoid the time, bureaucratic and financial requirements of obtaining the Governor’s consent.

If the first person on a Virgin Land or property with a Certificate of Occupancy decides to sell his land or portion of the land/property to another person after so many years, deed of assignment is to be prepared between the first owner that has a C of O and the buyer duly executed by both parties.

Thereafter, the buyer must obtain the Consent of the Governor before the deeds can be deemed legal in the eyes of the Government. If the new buyer also decides to sell the land/property again to a third owner in future, that Third owner must also get deed of assignment between the new buyer and third party and seek a new Consent of the Governor before that transaction can be deemed legal in the eyes of the Government and the process continues every time the property changes hands to a new buyer.

In other words, the first person on a land is the only person or group of persons entitled to obtain a Certificate of Occupancy.

Every subsequent buyer of that land must sign deed of assignment and get a Governor’s consent. There can only be one (1) Owner of the Certificate of Occupancy on a Land and it will not be replicated for another person once the land has been sold or transferred to another person. In the case of a developer or land owner with multiple units like six units of flats or terrace houses on a land, if such owner decides to sell the units of flats to different individuals. Separate deeds of assignment that contains registration details of the title held by the owner or developer on the land (either C of O or Registered Deed) has to be prepared between the owner/developer and each of the buyer for execution by both parties, thereafter each buyer can process Governor's Consent to make the Deeds legally acceptable and verifiable at the Land Registry.

The registered deed now becomes the title for each of the buyer on there respective flat. Also, if all the units are sold to a single buyer, deed of assignment shall also be prepared and signed by both the vendor & purchaser but in this case the original title on the land shall be passed on to the buyer and not to be retained by the vendor as in the case when sold to different individuals.

Therefore, it is very important for a purchaser of land or landed property to perfect his or her document by obtaining a Governor’s consent so as to have a complete rest of mind because if another person should obtain consent before him/her on same land, the person that the transaction has been consented by the Governor shall be regarded as the valid owner.

Although it is good to buy a land that already has a C of O or the Land has a Gazette, it still doesn’t give you the full satisfaction that you own the land without any form of fear or intrusion by land speculators. Your documents have not been perfected and the consent of the Governor to that transaction has not been obtained.

It’s because of this situation whereby the speculators knows that purchasers of land do not want to spend money to get Governor’s Consent that they will begin to resell people’s lands to multiple buyers because they know it’s only the purchaser that perfects his title by obtaining the Governors consent that can lay claim to that land validly in the eyes of the law.

That’s the more reason we encourage people who buy land/landed property to immediately start the process of obtaining Governors consent or perfecting their titles after they have bought a land and a Deed of Assignment has been drawn up. Delay has been shown to be very fatal and one should learn from the past experiences of others who have fallen victim to this situation.

Obtaining a Governors Consent from the Land Bureau isn’t the easiest thing to get quickly despite the importance attached to it and urgency needed to secure a land. On the Government website, it is stated that a Governor's Consent can be obtained within 30 days but that has proven to be very untrue due to bureaucracy at the land bureau, a Governor’s consent that naturally could end within 30 days could translate to 6months or a year depending on the strength of your consultant handling the job.

All in all, a Governor's Consent is a very good document to obtain and we advise you to get it so as to free yourself from unwanted situation 100%. An advantage of having a Governor’s consent is that you can transfer your land to another person without going back to the initial seller or Family Baale to sign your deed and Form 1c which are compulsory requirements needed before you can process Governors consent.

Land speculators pray seriously for the Owner not to have a Governors consent so that they can make a lot of money running into Thousands whenever the Owner require the signatures of the family to start the Governor's consent.

It’s even very tough now for Land Buyers because a major requirement now is that you must obtain a Governor’s consent or valid titke before you obtain a building plan approval. If it takes 6months to a year before they get their Consent. When will the person now get his approval?

Stepping aside the criticism of those in charge of processing the C of O, You should try as much as possible to get a Governors Consent for all your genuine land so as to completely live a straight forward life devoid of trouble.

The Features of Governors Consent must contain the Following:

The Form 1c must be signed by the purchaser and vendor that has either a Gazette or Global C/O or in the case of an Individual that has a private C of O granted to him by the Governor.

A Deed of Assignment must be prepared by the Buyer's lawyer who must include signatures of the parties to the transaction, the cost of the land, size of the land description of the land, the copy of the survey attached to it and signature of witnesses to the transaction.

The Consent will be heavily stamped from the beginning to the end and upon completion and payment of the requisite fees, the Governor or his representatives such as the Commissioners will sign and date the Consent and stamp it with their official Seal.

The land bureau after that will assign a Consent number to that document for reference purpose for life and it’s with this Consent number, your documents will be registered and recorded in their archives for future references.

Documents required for processing Governor's Consent:

1. Completed & duly executed application form for statutory right(Form 1c).

2. Certified True Copy of grantor's title (seller's title on the land property).

3. Grantor's Tax certificate or evidence of payment.

4. Grantees' Tax certificate or evidence of payment.

5. Three (3) copies of duly executed, stamped and franked Deed of Assignment, Sublease or Mortgage.

6. Chartable survey plan (registered).

7. Evidence of payments for Charting, Endorsement & Form 1c.

8. Evidence of payment for ground rent.

9. Site photograph showing adjoining properties with date & time taken.

10. Letter of Confirmation of payment for capital contribution if the land is within a government scheme such as Lekki phase 1, Lekki 2, Isheri North etc.

11. Evidence of payment for development levy.

For further information on processing of Governor's consent or any land related matters like title search etc, you may revert.

Thank you.

Akintayo Akinlolu

HOW NOT PROPERLY PROVED LUMP SUM DEPOSIT CAN RUIN YOUR CHANCE OF VISA APPROVAL.

Lets Discuss one silent major denial reason: Not properly documented proof of lump sum deposit on account as proof of fund for study permit or any other travel purpose.

You see, a lot of people think that once they have the required amount (POF) in their accounts, that’s it, visa is guaranteed.

But visa officers don’t just want to see money, they want to understand the story behind the source of the money.

Here are some of the key facts they actually check:

1.How Long the Money Has Been on account:

If you suddenly deposit a huge sum into your account probably some few days, weeks or even months before your application, that's a red flag. It looks suspicious and signals that the money may have been borrowed just to “show working" but might not be really accessible by you. Meanwhile, most countries want to see funds that have been sitting for at least 28–90 days depending on the visa.

2.The Source of Funds:

You'll need documented evidences to proof the sources of money on account. Did the monies come from your salary? A business account? A sponsor? Sale of property etc

Can you prove that it’s legitimate and accessible by you? If your lifestyle and earnings doesn't match what’s in your account, expect extra scrutiny. You must have clear documentation(s) that shows how you got the money. No guesswork.

If you sell a landed property to raise fund, you'll need to get a valuation report/certificate of value from a firm of registered estate surveyors and valuers stating the current value of the property (monetary worth) prior to the sale.

The document can also be used to show how much other investment you have in landed properties that can serve as your home tie and evidence of your economic status. That's where we come in, you can reach out to me if you need this service and be sure of getting the best.

More to that, you'll need a duly executed deed of assignment prepared by a lawyer between you the seller and the buyer (the name of the buyer should correspond with the depositor of the lump sum in your account).

3.Consistency with Your Profile:

If you’re earning say ₦600,000 per month and suddenly show a PoF of ₦65 million with a recent lump deposit of say ₦45million and no documented proofs to back the source of the lump deposit, something won’t add up. Visa officers will start asking silent questions “Is this money being trafficked?” “Was this money staged?”. So it is very important you submit documents to back up the source.

4.Who Owns the money:

If someone is sponsoring you, especially in study visas, many embassies require the sponsor to be a close family member, and they want solid proof of relationship birth certificates, letters, etc. No random “uncles” or friends, please.

5.Flimsy Financial Institutions:

Don’t use accounts from banks or institutions that are not recognized internationally or are under investigation. Some embassies won’t accept financial documents from certain banks they don’t trust.

Bottom Line is, money without proper documentation might still end in visa denial.

Don’t wait until the last minute or take chance to learn the hard way. Prepare your PoF and provide evidences to proof the source, organize your statements, and tell a story that makes sense from source to stability.

Many people have the money, but not the visa.

Let that not be your story.

For more details with a view to engaging our service for your landed property valuation as proof of how much investment you owned in landed property for home tie or proof of source of fund on account,you can check out my other related write ups here to get my contacts.

Note: we don't process visas.

Thanks.

HOW NOT PROPERLY PROVED LUMP SUM DEPOSIT CAN RUIN YOUR CHANCE OF VISA A NOT PROPERLY PROVED LUMP SUM DEPOSIT CAN RUIN YOUR CHANCE OF VISA APPROVAL.
[i][/i]
Lets Discuss one silent major denial reason: Not properly documented proof of lump sum deposit on account as proof of fund for study permit or any other travel purpose.

You see, a lot of people think that once they have the required amount (POF) in their accounts, that’s it, visa is guaranteed.

But visa officers don’t just want to see money, they want to understand the story behind the source of the money.

Here are some of the key facts they actually check:

1.How Long the Money Has Been on account:

If you suddenly deposit a huge sum into your account probably some few days, weeks or even months before your application, that's a red flag. It looks suspicious and signals that the money may have been borrowed just to “show working" but might not be really accessible by you. Meanwhile, most countries want to see funds that have been sitting for at least 28–90 days depending on the visa.

2.The Source of Funds:

You'll need documented evidences to proof the sources of money on account. Did the monies come from your salary? A business account? A sponsor? Sale of property etc

Can you prove that it’s legitimate and accessible by you? If your lifestyle and earnings doesn't match what’s in your account, expect extra scrutiny. You must have clear documentation(s) that shows how you got the money. No guesswork.

If you sell a landed property to raise fund, you'll need to get a valuation report/certificate of value from a firm of registered estate surveyors and valuers stating the current value of the property (monetary worth) prior to the sale.

The document can also be used to show how much other investment you have in landed properties that can serve as your home tie and evidence of your economic status. That's where we come in, you can reach out to me if you need this service and be sure of getting the best.

More to that, you'll need a duly executed deed of assignment prepared by a lawyer between you the seller and the buyer (the name of the buyer should correspond with the depositor of the lump sum in your account).

3.Consistency with Your Profile:

If you’re earning say ₦600,000 per month and suddenly show a PoF of ₦65 million with a recent lump deposit of say ₦45million and no documented proofs to back the source of the lump deposit, something won’t add up. Visa officers will start asking silent questions “Is this money being trafficked?” “Was this money staged?”. So it is very important you submit documents to back up the source.

4.Who Owns the money:

If someone is sponsoring you, especially in study visas, many embassies require the sponsor to be a close family member, and they want solid proof of relationship birth certificates, letters, etc. No random “uncles” or friends, please.

5.Flimsy Financial Institutions:

Don’t use accounts from banks or institutions that are not recognized internationally or are under investigation. Some embassies won’t accept financial documents from certain banks they don’t trust.

Bottom Line is, money without proper documentation might still end in visa denial.

Don’t wait until the last minute or take chance to learn the hard way. Prepare your PoF and provide evidences to proof the source, organize your statements, and tell a story that makes sense from source to stability.

Many people have the money… but not the visa.

Let that not be your story.

For more details with a view to engaging our service for your landed property valuation as proof of how much investment you owned in landed property for home tie or proof of source of fund on account,kindly revert

Note: we don't process visas.

Thanks.

My ATM card dropped on the ground and got so dusty. I walked into the bank with it. The security guy at the door asked what brought me to the bank. I told him I needed to speak to a top executive for a matter of grave concern.

He led me to a customer care agent.

I told the agent I needed a professional customer care service and would love to see the manager.

He insisted on knowing the specifics. I told him it was asset maintenance and liquidated propensity to enumerate divergent subordination.

He was confused so was I.

The right choice of high sounding meaningless words works just well. He took me to the manager.
The manager smiled at me and offered me a glass of juice seeing I was a potential client with some huge assets.

So why are you here he asked.
Asset maintenance Sir, I said.

Can you elucidate? He responded.
Sure, I mean I need a professional service on some acquired hardware, I replied.

Hmm, so what service are we talking about Sir? He asked.

Cleaning, I responded.

Cleaning? He said, shocked.

Yes sir, cleaning. I need you to help clean my ATM card. It got some dirt on it.

And how's that my business, he thundered.

I showed him the alert of this morning where they charged me for card maintenance.

Now he's calling security.

You charged me for card maintenance, I have brought the card for you to help me maintain, now you are calling security.

It's me and you people in this group now.😂

New Mortgage Opportunities in Nigeria You Should Know about.

Nigeria’s housing sector is undergoing major reforms to make homeownership easier for working-class citizens. With multiple new mortgage schemes introduced, more Nigerians can now access long-term, low-interest housing finance.

Here are the key developments:

*1. Reduced Down Payment with MREIF*
Ministry of Finance Incorporated (MOFI) has launched the MOFI Real Estate Investment Fund (MREIF) managed by ARM Investment Managers. It now allows homebuyers to pay just 10% down payment (formerly 20%) at a fixed 9.75% interest rate. It also permits using 25% of your pension RSA balance as equity.
Visit https://www.mreif.com.ng/ for more details.

*2. Federal Mortgage Bank Expands Access to NHF Loans*
FMBN approved ₦71.5 billion in housing loans in 2024, offering 6% interest rates and up to 30-year repayment terms. New digital tools and cooperative-based access have also opened the scheme to informal workers. Visit https://www.fmbn.gov.ng/ for more information.

*3. Diaspora NHF Mortgage Scheme for Nigerians Abroad*

The Federal Government, through the Nigerians in Diaspora Commission (NiDCOM) and the Federal Mortgage Bank of Nigeria (FMBN), has launched a dedicated mortgage scheme for Nigerians living abroad.

Eligible participants can access up to ₦50 million in mortgage loans at an interest rate of 6.9%, repayable over 10 years.

Applicants must contribute to the National Housing Fund (NHF) for a minimum period, ranging from 6 to 12 months, depending on their income category.

A 30% down payment is required, with the remaining 70% financed through the mortgage. The scheme aims to provide a secure and structured pathway for Nigerians in the diaspora to own homes in Nigeria, mitigating risks associated with informal property transactions.
Visit https://nidcom.gov.ng/diaspora-housing-mortgage/ if interested.

*4. Mortgage Finance Acceleration Plan for 25,000 Homes.

The Federal Government launched this facility to support the development of 25,000 affordable homes across Nigeria, with single-digit mortgage rates and up to 30-year terms. It’s part of a broader plan to stabilize the economy and ease housing pressure.
News details here: https://nairametrics.com/2024/07/05/fg-to-launch-mortgage-finance-facility-to-construct-25000-affordable-housing-units/

*5. Nigerian Consumer Credit Corporation (CREDICORP)*
CREDICORP was launched in April 2024 to expand access to credit, including mortgages, by working with commercial banks, fintechs, cooperatives, and microfinance institutions. It aims to foster a national credit system for working Nigerians. Go to https://www.credicorp.ng/ to see more.

_Disclaimer: This information is provided for general information purposes only and is not intended as legal advice. Always consult a qualified real estate lawyer for guidance on property transactions._

REQUIREMENTS FOR LAYOUT PREPARATION AND PROCESSING FOR APPROVAL.

Recently, the Lagos State Ministry of Physical Planning and Urban Development published names of developers/estates with unapproved layout plans. The government gave ultimatum to developers of such estates to regularise or seek layout approvals of face sanctions by declaring such estates as "illegal" or better as unauthorised.

Here below are documents required by developers of affected estate and other unapproved estates to seek approval.

i. Covering letter by Town Planning Consultant
ii. Survey plan (1 sun print copy)
iii. 4 copies of Layout Design
iv. 2 copies of Technical Report
v. Sub- soil Test Report
vi. CTC of title document
vii. 2 copies of Topographical Survey plan
viii. Statutory fees
ix. Certificate of incorporation of the company
x. Soft copy of Topographical Survey
xi. Tax clearance of 2 Directors of the company
xii. Development Levy of the 2 Directors
xiii. Engineering Drawings.
xiv. Bank draft. (non-refundable) in favour of LASG.

TECHNICAL SERVICES NEEDED:

i. Layout Design.
ii. Layout Technical Report.
iii. Preparation of Layout Approval Order.
iv. Preparation of Topographical Survey
v. Geotechnical Study (Soil Test Report.
vi Engineering Drawing (water supply, waste water, road network and drains, electrical design, solid waste disposal plan, drainage design, communication, cctv.
viii. Statutory payments: To be determined at the presentation/submission of application for Layout Approval.

You can revert for further enquiries.

Thank you and all the best.

FOR SALE:

A unit of 3-bedroom flat (ground floor) in a block of 6flats at Jakande Estate, Oke-Afa, Isolo, Lagos.

Title: Letter of Allocation.

Asking Price: N25m

Possession: Vacant.

Expected Annual Rent: N1m.

To arrange for physical inspection, please contact: +2348032296562, +2349049045703.

Thank you.

Thanks for your response, 2-bed flat within the estate can be scarce unlike 3-bed flats. You can chat me via whstsapp on 08032296562 to send you details of some few.

BENEFITS OF OWNING LANDED PROPERTY.

It's very obvious that the year is fast running and it would be good to stop procrastinating but start implementing your plans for a better 2026 from now.

Are you planning to relocate to Canada, U.K New Zealand, Australia or any other developed nation of the world either or study, work or tourism and you have landed properties to buttress your economic status and strong tie to your home country?

It is no gainsay that everyone needs an oasis of peace and comfort in a safe haven like Canada, U.K, U.S and the rest of the developed world to enjoy comforts of world-class healthcare, international education, world-class leisure and more.

Without mincing words, many visa applicants do believe that "fat" bank statement is the paramount document they need to secure a visa approval forgetting that proof of good economic status in the applicant home country is also paramount.

Though, it's good to have good financial banking status. However, strong economic home tie is one of the major key factor often considered by visa issuing officers most especially for non-immigrant visa applicants like visit, study, medical and so on. The visa officers are more concerned about the economic tie cum status of an applicant to his/her home country, a kind of strong home ties that'll pull him/her back after the tenure of visit or study visa granted.

Securing visa approval to these developed countries mentioned above often times is not a fluke as applicants would need to strongly proof to the visa issuing officer evidences of home ties that would make the applicant return to his/her home country on or before the expiration of the duration granted the applicant either for tourism, study, medical and other non immigrant visa categories.

Some of the evidences of home tie are marriage certificate, employment letter, certificate of investment, child/children birth certificate, bank statement of account, etc.

Meanwhile, the top secret is the use of valuation report on landed property owned to butress the applicant finacial status and strong tie to the homeland. A valuation report is a document prepared by a firm of registered Estate Surveyors & Valuers showing the current market value in monetary worth of your landed property or rental income accrue to a property owner on yearly basis if it's a rental property and that can also use to butress source of fund on account as the case may be.

Though it is expected that an applicant should have a certain required amount that would cover his/her expenses during the stay, but a valuation report would "tell more" about the economic/financial status of the applicant in his/her home country that could appeal to the visa issuing officer in making a favourable decision about the applicant.

Let's take for example, a single applicant for visit visa to Canada is expected to have a minimum of amount equivalent to CAD10,000 (Ten Thousand Canadian Dollar) and an applicant was able to meet that and also has property or properties worth equivalent of about CAD40,000 (Forty Thousand Canadian Dollars) or more, that tells more that such an applicant is doing well in his/her home country and would likely not be a liability to the visiting country. To be more practical, imagine someone that applied for a study visa has say N45m (to cover tuition fee, living expenses etc) on account in a bank, married with children and has property(ties) worth N65m or more. Don't be surprised such an applicant may be granted visa while someone that has say N100m on account without any proof of asset(s) or strong home tie may be denied. A visa officer would feel more comfortable to grant an applicant with strong home tie on the ground that he/she has investment/asset back home, wife and children that would make him/her to return after the duration granted.

So often times, money in the bank alone might not guarantee you but other support documents like your property/assets valuation report would do the magic.

No doubt you might have documents like purchase receipt, survey plan, deed of assignment or contract of sale on the property but those documents can not give the current market value of the property as land appreciate in value over time. So only valuation report will State the current value. Land you bought five years ago cannot be same value in the present year and possibly you've built on it.

Even for Canada Express Entry applicant, proof of fund is one of the basic requirements for permanent residence applications. Applicants need to provide to Canada Immigration & Citizenship an evidence of enough mandatory funds to support oneself and any accompanying family members when landed in Canada. This is because the government of Canada will not provide any financial support for new immigrants and therefore need to be sure the new immigrant will be able to support him/herself and his/her family members and same goes for study, either in the United Kingdom or Canada.

The amount required depends on the family size and can vary from time to time and for study visa depends on the institution. Meanwhile, at the time of putting in your application you'll need to show that you have at least the required amount. However, you can also submit a document that shows that you have asset that could be liquidated to cash if granted for your application to be processed.

Now you may be wondering what type of funds you can use and what type of proof is required. Well, there are options which we shall quickly dwell on into details:

SAVINGS: If you have savings which is equivalent or exceed the required amount, then your bank statement (not less than 3months) is a good proof of funds and if your money is split between several banks, you'll need to provide details of each to add up to the required amount or exceed if you have it.

REAL ESTATE: This is what many are not aware of that money in property is probably the most widely used proof of funds. It is a known fact that people sell property/ties owned in their home country before landing in canada or relocating to anywhere else and will use the proceed or equity to establish themselves after relocating and if not for permanent residence, it's a kind of high assuring factor that the applicant shall return to his/her home country upon completion of study or visit.

The immigration office appreciate the fact that you may not have sold the property at the point you're required to supply the information/proof and has made allowances for that. Therefore, all you need do is to get a firm of Certified Estate Surveyors and Valuers that is "skilled" in writing this kind of report (cos some basic information that are to be included) to value the property and give a report stating opinion of the current market value of the property , such valuation report MUST be on the firm letter head, duly stamped, sealed and signed. The immigration body can then see how much equity you have on the valuation report.

If the property is on mortgage, you'll need to submit a mortgage statement from your lender showing how much money is owned on the property, then you submit a valuation report along with it to be able to see how much equity available to you on the property. It is assumed that the property would have been sold and the money in your account before landing or relocating finally.

Meanwhile, if the property is an investment property, a rental valuation report can be submitted along with your application to proof/buttress your additional source of income. Therefore, a valuation report is not just a document but a very useful one that could facilitate your visa approval.

REFORMED GOVERNMENT POLICY ON INSURANCE OF PUBLIC BUILDINGS.

The New Insurance Industry Reform Act 2005 made compulsory the insurance of Buildings Under Construction and Occupiers Liability for public buildings , with the objective to protect third parties for damage or loss of life that may arise in the course of construction or making use of the facility. According to the Nigeria Insurance Industry Reform Act, 2025, a new law recently assented to by President Bola Tinubu, if you don’t have insurance policy as a developer for the building you intend to develop, you will not get building permit.

Also, properties such as offices, malls, restaurants, tenements, hostels, shops and so on that are for public use must be insured. This includes even government buildings including Ministries, Departments & Agencies. What this implies is that, every owner of public buildings either private individuals or government must comply and insure such buildings against fire, collapse, flood, earthquake and other natural disasters with the aim to protect innocent users of such buildings in the events of accidents and other disasters that may occur while they are within such premises.

The law also stipulates that non-compliance with these insurance requirements can result in fines of at least N1 million or imprisonment for a minimum of two years. Having mentioned all the above, let's now look at the benefits of Insurance Valuation as it relates to the act. It is a globally known fact that Insurance is one of the most reliable and widely used methods of protection against various risks. Therefore, Property insurance is an effective way to protect property interests connected to ownership, usage and disposal via the funds generated from insurance contributions.

In order to determine an insurance premium or sum to insure, a valuation of the property for the sake of insurance is required. A valuation of the property is used as the basis for the subsequent determination of the insurance coverage, insurance payment, damage level and insurance benefit, so it is important to accurately determine the value of the property. If the value is understated for insurance, the policy holder can certainly save on the amount of insurance payments, but the insurance benefit in case insured event occurs will likely not cover any future costs and losses. On the other hand, inflated valuation of property insurance is also disadvantageous to the policyholder, because the insurance coverage can either match the actual cash value of the insured object, or be lower. Otherwise, the insurance contract is recognized to be void because of the excess insurance valuation over the fair value of the property, and moreover, the overpayment while under the insurance umbrella is not reimbursed.

Insurance companies are equally interested in a fair property valuation done by a firm of certified estate surveyors and valuers. When insurance valuation is heightened, insurance companies can bear serious damages by paying out benefits, and when it is lowered, they are subject to a number of conflicts, which usually end in court. So, what is worth doing is worth doing well, therefore as a developer or owner of public buildings the best for you is to get accurate valuation of your building for the purpose of Insurance as nsurance companies are very serious about the properties valuation. Depending on the kind of insurance, the valuation can be conducted before making an agreement or after an insurance-related event. In the case of the later, an independent valuation of the damage incurred should be carried out by professionals.

Accurate valuation can make all the difference in providing sufficient protection and preventing coinsurance penalties amid covered property losses. Conducting an accurate Insurance-to-value (ITV) can provide an approximation of the full cost to replace or restore insured property.

Consequences of Property Undervaluation:

Businesses could face a number of ramifications if they conduct inaccurate Insurance To Value calculations and undervalue their properties. Your business could be lacking sufficient coverage following property losses, forcing out-of-pocket expenses & result in coinsurance penalties. Most commercial property insurance policies include coinsurance clauses, which encourage policyholders to carry reasonable and accurate amounts of coverage.

Ultimately, it’s clear that correct property valuations are critical in securing adequate commercial property insurance. By better understanding how to conduct accurate ITV calculations, businesses can stay protected when covered events occur and avoid potential coinsurance penalties.

Our dedicated team of duly registered/certified Estate Surveyors and Valuers understands the importance of correct property valuations, understands specific risks, and will work you every step of the way. Revet today to find out how we can help protect what you’ve worked so hard to build.

Thank you.

sternakin02@gmail.com

REFORMED GOVERNMENT POLICY ON INSURANCE OF PUBLIC BUILDINGS.

The New Insurance Industry Reform Act 2005 made compulsory the insurance of Buildings Under Construction and Occupiers Liability for public buildings , with the objective to protect third parties for damage or loss of life that may arise in the course of construction or making use of the facility. According to the Nigeria Insurance Industry Reform Act, 2025, a new law recently assented to by President Bola Tinubu, if you don’t have insurance policy as a developer for the building you intend to develop, you will not get building permit.

Also, properties such as offices, malls, restaurants, tenements, hostels, shops and so on that are for public use must be insured. This includes even government buildings including Ministries, Departments & Agencies. What this implies is that, every owner of public buildings either private individuals or government must comply and insure such buildings against fire, collapse, flood, earthquake and other natural disasters with the aim to protect innocent users of such buildings in the events of accidents and other disasters that may occur while they are within such premises.

The law also stipulates that non-compliance with these insurance requirements can result in fines of at least N1 million or imprisonment for a minimum of two years. Having mentioned all the above, let's now look at the benefits of Insurance Valuation as it relates to the act. It is a globally known fact that Insurance is one of the most reliable and widely used methods of protection against various risks. Therefore, Property insurance is an effective way to protect property interests connected to ownership, usage and disposal via the funds generated from insurance contributions.

In order to determine an insurance premium or sum to insure, a valuation of the property for the sake of insurance is required. A valuation of the property is used as the basis for the subsequent determination of the insurance coverage, insurance payment, damage level and insurance benefit, so it is important to accurately determine the value of the property. If the value is understated for insurance, the policy holder can certainly save on the amount of insurance payments, but the insurance benefit in case insured event occurs will likely not cover any future costs and losses. On the other hand, inflated valuation of property insurance is also disadvantageous to the policyholder, because the insurance coverage can either match the actual cash value of the insured object, or be lower. Otherwise, the insurance contract is recognized to be void because of the excess insurance valuation over the fair value of the property, and moreover, the overpayment while under the insurance umbrella is not reimbursed.

Insurance companies are equally interested in a fair property valuation done by a firm of certified estate surveyors and valuers. When insurance valuation is heightened, insurance companies can bear serious damages by paying out benefits, and when it is lowered, they are subject to a number of conflicts, which usually end in court. So, what is worth doing is worth doing well, therefore as a developer or owner of public buildings the best for you is to get accurate valuation of your building for the purpose of Insurance as nsurance companies are very serious about the properties valuation. Depending on the kind of insurance, the valuation can be conducted before making an agreement or after an insurance-related event. In the case of the later, an independent valuation of the damage incurred should be carried out by professionals.

Accurate valuation can make all the difference in providing sufficient protection and preventing coinsurance penalties amid covered property losses. Conducting an accurate Insurance-to-value (ITV) can provide an approximation of the full cost to replace or restore insured property.

Consequences of Property Undervaluation:

Businesses could face a number of ramifications if they conduct inaccurate Insurance To Value calculations and undervalue their properties. Your business could be lacking sufficient coverage following property losses, forcing out-of-pocket expenses & result in coinsurance penalties. Most commercial property insurance policies include coinsurance clauses, which encourage policyholders to carry reasonable and accurate amounts of coverage.

Ultimately, it’s clear that correct property valuations are critical in securing adequate commercial property insurance. By better understanding how to conduct accurate ITV calculations, businesses can stay protected when covered events occur and avoid potential coinsurance penalties.

Our dedicated team of duly registered/certified Estate Surveyors and Valuers understands the importance of correct property valuations, understands specific risks, and will work you every step of the way. Revet today to find out how we can help protect what you’ve worked so hard to build.

Thank you.

sternakin02@gmail.com