Land fraud is avoidable. Five steps — from verifying the root of title to perfecting it with the Governor's Consent — that protect every naira you invest.
Land is one of the most valuable investments a person or business can make in Aba — and one of the most common targets for fraud. The same plot may be sold to several buyers, family land may be sold without the family's consent, and land under government acquisition is sometimes passed off as free. The good news is that nearly every land scam can be avoided by following a careful, step-by-step process before any money changes hands.
1. Demand the root of title and the seller's documents
The "root of title" is the chain that shows how the seller came to own the land. Ask the seller for copies of every document they hold, which may include:
- A Certificate of Occupancy (C of O), if one has been issued.
- A registered Deed of Assignment, Deed of Gift or Conveyance from the previous owner.
- A survey plan prepared by a licensed surveyor.
- For family or communal land: evidence of the family's authority to sell, signed by the family head and principal members.
- Receipts and any earlier agreements relating to the land.
Be wary of a seller who is reluctant to share documents, who insists on urgency, or who offers a price far below market value.
2. Conduct a search at the Abia State Ministry of Lands
Your lawyer should conduct a search at the Lands Registry of the Abia State Ministry of Lands to confirm who is recorded as owner, whether the title is genuine, and whether the land is encumbered — for example mortgaged to a bank or subject to a court order.
The survey plan should also be charted with the Office of the Surveyor-General to confirm the land is not under government acquisition, reserved for a road or public use, or overlapping with another parcel.
3. Inspect the land physically — with a surveyor
Never buy land you have not seen. Visit the site with an independent licensed surveyor who can confirm that the beacons on the ground match the survey plan. While there:
- Check who is in possession — is anyone farming, building or living on it?
- Speak to neighbours and community members about the land's history and any disputes.
- Look for signs of litigation, such as notices stating "This land is not for sale" or "Subject of litigation".
4. Let a lawyer draft the Deed of Assignment
Once the searches are satisfactory, the transaction should be documented in a Deed of Assignment prepared by your lawyer. A properly drafted deed accurately describes the land, records the price and terms, and protects you if problems arise later. Pay through traceable bank transfers, and avoid paying the full price until the deed has been executed by every necessary party.
5. Perfect your title with the Governor's Consent
Under Section 22 of the Land Use Act 1978, the transfer of a right of occupancy requires the consent of the Governor of the State. Your lawyer will apply for the Governor's Consent, ensure the deed is stamped and pay the applicable fees, and then register the deed at the Lands Registry. Only then is your title fully perfected and protected against later claims.
Perfecting title takes time and some cost, but it is the step that turns a purchase into secure, bankable ownership — and the step most often skipped by buyers who later lose their land.
In summary
- Ask for, and study, the root of title.
- Search at the Abia State Ministry of Lands and chart the survey plan.
- Inspect the land with a licensed surveyor.
- Have a lawyer draft and supervise the Deed of Assignment.
- Perfect your title with the Governor's Consent and registration.
