Every year, Lagosians lose billions of naira to property fraud, and most of these losses share one cause: the buyer or tenant paid before verifying. They did not check the seller, the land, the company or the documents.
The scale is real. The Lagos State Real Estate Regulatory Authority (LASRERA) has received about 1,702 real estate fraud cases since it was set up in 2020. It has recovered ₦478.13 million and 18 properties for victims. In one reported case, more than 500 people were allegedly defrauded of ₦8 million each after buying plots in Abijo that had no title. That is roughly ₦4 billion from a single scheme. Reported losses are only part of the picture, because many victims never come forward.
The good news is that most real estate scams can be prevented. This guide explains the four checks every buyer, investor and tenant in Lagos should make before paying a single naira: verify the owner, the property, the company or agent, and the title documents.
- Verify the owner
The most common scam is simple: someone sells land or a house they do not own, or sells the same plot to several buyers.
Individual sellers: check the seller’s identity against valid ID, and confirm that the name matches the title documents.
Family land: under customary law, family land is sold by the family head together with the principal members. A sale by one member, or by “omo onile” acting alone, can be challenged. Insist on the right signatories, and check the family’s own title.
Deceased owners: if the owner has died, only the executors or administrators named in a grant of probate or letters of administration can sell.
Company sellers: run a search at the Corporate Affairs Commission to confirm the company exists, who its directors are, and that the person signing has authority.
Sales through a power of attorney: confirm the power is registered, covers a sale, has not been revoked, and that the donor is alive. A power of attorney does not transfer ownership on its own.
2. Verify the property
The land itself can be the problem, even when the seller is genuine.
Inspect it physically, more than once and at different times. Speak to neighbours and the community about who owns it and any disputes.
Get the survey plan and chart it. A charting search at the Office of the Surveyor-General of Lagos State shows whether the land is free, under government acquisition, committed to a government project, or on a road setback, drainage channel or right of way.
Check for excision and gazette where the land lies in an area once acquired by government. Only land excised and published in the official gazette can safely be sold by the family.
Check for litigation. Search the courts, and watch for “this land is under litigation” or “not for sale” signs on site.
Check planning status. For buildings, ask for approved building plans and a planning permit from the Lagos State Physical Planning Permit Authority. Unapproved structures can be sealed or demolished.
3. Verify the real estate company or agent
In Lagos, practising as a real estate agent, broker or developer without registration with LASRERA is now unlawful. Unregistered practice is a key warning sign.
Check LASRERA registration for the agent or company before you engage them.
Run a CAC search on the company, and make sure the company you pay is the company on the contract.
Check professional registration where someone claims to be an estate surveyor and valuer. They should be registered with ESVARBON.
Check the developer’s own title to the estate land. A developer cannot sell plots in land it does not own.
Check the track record. Visit completed projects, speak to past buyers, and search for complaints and court cases.
Polished adverts, celebrity endorsements and offices in Lekki prove nothing about ownership.
4. Verify the title documents
Documents can be forged, altered or sold more than once. Never rely on photocopies.
Document
What it shows
What to check
Certificate of Occupancy (C of O)
A statutory right of occupancy granted by the Governor
That it is genuine and registered, and in the seller’s name
Governor’s Consent
Approval of a transfer of land that already has a C of O
That every earlier transfer was consented to
Registered Deed of Assignment or Conveyance
Transfer of interest from a previous owner
Registration at the Lands Registry
Excision and Gazette
Release of family land from government acquisition
The gazette number and the exact land covered
Survey plan
The land’s boundaries and location
That it is registered and charted
Conduct a search at the Lagos State Lands Registry on the title. The search shows the registered owner and any mortgages, caveats or competing transfers. Under section 22 of the Land Use Act 1978, transferring a statutory right of occupancy without the Governor’s consent is void. Make sure your own purchase will be perfected with the Governor’s consent after you buy.
Paying safely
Even after verification, the way you pay matters.
Never pay cash, and never pay into a personal account for a company sale.
Get a written contract before paying, with the price, payment schedule, what happens if either side defaults, and a refund clause.
Use escrow or staged payments where possible, tied to milestones such as the release of documents or completion of construction.
Collect receipts for every payment, in the company’s name and on its letterhead.
Complete the paperwork: a deed of assignment, the Governor’s consent, and a survey in your own name. Until then, your ownership is not fully secure.
Special risks for off-plan and diaspora buyers
Off-plan purchases carry extra risk because the property does not yet exist. Insist on the developer’s title, approved plans and building permit. Make sure the contract sets a completion date, penalties for delay, a refund right, and what happens if the developer fails. Reported cases show completion dates slipping again and again, with buyers left waiting years for refunds.
Diaspora buyers are frequent targets because they cannot inspect the property themselves. Never rely on a relative or agent’s word alone. Instruct an independent lawyer and surveyor, ask for live video inspections, and grant any power of attorney for a limited purpose and period.
Tenants are targets too
Rental scams are common. Fake agents collect rent and fees for apartments they do not control, or rent the same flat to several people.
Confirm who the landlord is and that the agent is authorised and registered with LASRERA.
Inspect the property, and never pay for a flat you have only seen in pictures.
Get a written tenancy agreement and receipts.
Know your rights. Under the Lagos State Tenancy Law 2011, a landlord or agent generally may not demand more than one year’s rent in advance from a new tenant.
Red flags
Walk away, or slow down and verify, if you see:
prices far below the market for the area;
pressure to pay today, or “other buyers are waiting”;
refusal to let you inspect, chart or search the land;
only photocopies, or excuses about where the originals are;
payment requested into a personal account, or in cash;
a seller who will not meet with your lawyer;
an agent or developer with no LASRERA registration.
What to do if you have been scammed
Act quickly, and gather every receipt, message, contract and document.
Petition LASRERA, which investigates complaints and mediates recovery.
Report to the police or the EFCC. Selling land you do not own can amount to obtaining by false pretences. Lagos authorities have partnered with the EFCC to investigate and prosecute real estate fraud.
Consider civil action for a refund, damages, or orders protecting the land.
Register a caveat where you have a genuine claim, to warn other buyers.
Before-you-pay checklist
Seller’s identity and authority confirmed (family, estate, company or power of attorney)
Property physically inspected and neighbours consulted
Survey plan charted at the Office of the Surveyor-General
Excision and gazette confirmed, where relevant
Court and litigation search done
Agent or developer registered with LASRERA, and company verified at the CAC
Lands Registry search on the title, and original documents sighted
Written contract of sale reviewed by your lawyer
Payment to a verified company account, with receipts
Plan to perfect title with a deed of assignment and the Governor’s consent
Frequently asked questions
How do I verify land in Lagos before buying? Check the seller’s authority, chart the survey plan at the Office of the Surveyor-General, search the title at the Lands Registry, and inspect the land in person.
Is a C of O enough to prove ownership? Not on its own. Confirm it is genuine and registered, that it is in the seller’s name, and that any later transfers had the Governor’s consent.
Do real estate agents in Lagos need to be registered? Yes. Agents, brokers and developers must register with LASRERA. Check their registration before you pay.
What is Governor’s Consent and do I need it? It is the Governor’s approval of a transfer of land that holds a statutory right of occupancy. Under the Land Use Act, a transfer without it is void, so you should perfect your purchase with it.
What should I do if I have been defrauded in a property deal? Gather your evidence, petition LASRERA, report to the police or the EFCC, and speak to a lawyer about recovery.
About Cardinal Counsel
Cardinal Counsel (Barristers & Solicitors) is a Lagos-based law firm advising individuals, families and businesses on property transactions, commercial agreements, regulatory compliance and dispute resolution. The firm conducts due diligence, prepares and reviews sale and lease agreements, and supports clients from verification to perfection of title, helping them buy and invest with confidence.
This article is for general information only and does not constitute legal advice. Every property transaction is different. Before you pay for land or a property, contact Cardinal Counsel at Suite D14, Adeniran Ogunsanya Mall, Surulere, Lagos, or email info@cardinalcounsel.co.