Governor’s Consent is one of the most important concepts in Nigerian land transactions. Buyers, sellers, developers and property investors frequently encounter the requirement when land or property is being transferred. A common mistake, however, is to assume that Governor’s Consent is required for every transaction involving land or that every property without a Governor’s Consent is automatically worthless. The legal position is more specific. Under the Land Use Act, the requirement principally arises in connection with the alienation of a statutory right of occupancy. Understanding when consent is required, what transactions trigger it and the consequences of failing to obtain it is essential before buying, selling, mortgaging or transferring property in Nigeria. What Is Governor’s Consent? Governor’s Consent is the consent of the Governor required under the Land Use Act for certain dealings with a statutory right of occupancy. Section 22(1) of the Land Use Act provides that the holder of a statutory right of occupancy granted by the Governor cannot alienate the right, or any part of it, by assignment, mortgage, transfer of possession, sublease or otherwise without first obtaining the Governor’s consent, subject to the exceptions contained in the Act. The requirement is therefore connected to the alienation of a statutory right of occupancy. It is not simply another document that every landowner must obtain before owning or possessing land. When Is Governor’s Consent Required? Governor’s Consent is generally required where the holder of a statutory right of occupancy seeks to alienate the right or an interest in it. This includes several important transactions. 1. Assignment of a Statutory Right of Occupancy An assignment involves the transfer of the holder’s interest in land to another person. For example, where A holds a statutory right of occupancy and agrees to transfer his interest in the property to B, the transaction will generally require the Governor’s consent under section 22 of the Land Use Act. This is one of the most common circumstances in which buyers encounter Governor’s Consent. 2. Mortgage of a Statutory Right of Occupancy Governor’s Consent is also relevant where a statutory right of occupancy is mortgaged. A property owner who wishes to use the property as security for a loan should therefore consider the applicable consent requirements before creating the mortgage. The Land Use Act contains a specific exception concerning the creation of a legal mortgage in favour of a person where an equitable mortgage over the right of occupancy has already been created with the Governor’s consent. 3. Sublease The grant of a sublease over land covered by a statutory right of occupancy can also require Governor’s Consent. Section 22 expressly includes sublease among the transactions requiring consent, while section 23 deals specifically with sub-underleases. 4. Transfer of Possession The requirement is not limited to documents labelled “Deed of Assignment.” Section 22 refers expressly to the transfer of possession and to alienation “otherwise howsoever.” The substance of the transaction therefore matters. A party should not assume that simply changing the name or form of the transaction eliminates the statutory requirement. When Is Governor’s Consent Not Automatically Required? Not every dealing with land falls under section 22. The requirement should be examined in light of the nature of the interest and the transaction. Customary Rights of Occupancy Customary rights of occupancy are dealt with separately under section 21 of the Land Use Act. Section 21 provides that a customary right of occupancy cannot generally be alienated by assignment, mortgage, transfer of possession, sublease or otherwise without the requisite consent or approval. For transactions other than the specified court-sale situation, the approval of the appropriate local government is required. Accordingly, it is incorrect to treat every land transaction in Nigeria as if section 22 automatically applies. The nature of the right of occupancy must first be established. Does Every Deed of Assignment Require Governor’s Consent? A Deed of Assignment involving the alienation of a statutory right of occupancy will generally require the relevant consent. However, the fact that a document is called a “Deed of Assignment” does not by itself answer every question about the transaction. A lawyer should establish: The nature of the interest being transferred; The root of title; Whether the interest is statutory or customary; Whether the transaction constitutes an alienation; Whether a statutory exception applies; The applicable state land administration requirements; and The steps required to perfect the transaction. This is particularly important because land transactions can involve different interests and stages of title. What Is the Difference Between a C of O and Governor’s Consent? A Certificate of Occupancy and Governor’s Consent serve different purposes. A Certificate of Occupancy is generally evidence of a grant or recognition of a right of occupancy. Governor’s Consent, on the other hand, concerns the required consent to a subsequent alienation of a statutory right of occupancy. For example, a person may hold a Certificate of Occupancy and subsequently sell or assign the property to another person. The subsequent assignment can trigger the requirement for Governor’s Consent. Therefore, a buyer should not assume that seeing the seller’s C of O means that the buyer’s acquisition is automatically perfected. Why Is Governor’s Consent Important to a Buyer? Suppose a seller shows a buyer a valid C of O. The buyer pays the purchase price and receives a Deed of Assignment. That does not necessarily mean that all statutory requirements relating to the transfer have been completed. Where the transaction requires Governor’s Consent, the consent forms an important part of the process of perfecting the buyer’s interest. This is why property buyers should consider not merely whether the seller has title, but also how the buyer’s own interest will be legally transferred and perfected. What Happens If Governor’s Consent Is Required but Not Obtained? Where Governor’s Consent is required under section 22 of the Land Use Act and the parties proceed to alienate a statutory right of occupancy without first obtaining the required consent, the transaction is null and void by virtue of section 26 of the Act.
How to Verify a Certificate of Occupancy in Nigeria
A Certificate of Occupancy (C of O) is one of the most important documents encountered in Nigerian land transactions. It is often presented to prospective buyers as evidence that a property is genuine and safe to purchase. However, a Certificate of Occupancy should not be accepted at face value. A document can appear genuine and still require further investigation into the identity of the holder, the property it covers, the root of title, the status of the land and any interests or encumbrances affecting it. Before buying land or property, a buyer should therefore independently verify the Certificate of Occupancy and the title upon which the seller relies. What Is a Certificate of Occupancy? A Certificate of Occupancy is a document evidencing a grant or recognition of a right of occupancy over land under the applicable land administration system. Under the Land Use Act, land in each state is vested in the Governor to be held in trust and administered for the use and common benefit of Nigerians, subject to the provisions of the Act. The Act provides for statutory rights of occupancy and customary rights of occupancy, depending on the circumstances and location of the land. A C of O therefore relates to a right of occupancy. It should not automatically be understood as an absolute and indefeasible guarantee that the person presenting it has an unchallengeable title to the land. Does a Certificate of Occupancy Prove Ownership? Not necessarily. A C of O is important evidence concerning a person’s interest in land, but a buyer should still investigate the history of the title and the circumstances in which the document was issued. The Supreme Court has repeatedly emphasised the importance of examining the root and validity of title in land disputes. The legal effect of a particular C of O also depends on the circumstances surrounding its issuance and the competing interests, if any, affecting the land. This is why a buyer should not make the mistake of saying: “The seller has a C of O, so there is nothing else to check.” The existence of a C of O is a reason to conduct proper verification, not a reason to stop conducting due diligence. Why Should You Verify a Certificate of Occupancy? Verification helps establish whether: The C of O was actually issued by the relevant authority; The document corresponds with the property being sold; The named holder is the person claiming ownership or the right to sell; The property description corresponds with official records; The land is affected by an earlier interest or transaction; There are registered encumbrances affecting the property; The land is affected by government acquisition or other restrictions; The purported title is genuine; and The seller has the legal authority to transfer the interest. A buyer who skips these checks can discover serious problems only after completing the transaction. How to Verify a Certificate of Occupancy in Nigeria The precise procedure depends on the state in which the property is located because land administration is handled through the relevant state authorities. However, the following steps provide a practical framework. 1. Obtain a Clear Copy of the Certificate of Occupancy Start by obtaining a complete and legible copy of the C of O from the seller. Do not rely solely on photographs, screenshots or verbal descriptions. The document should be examined carefully for the information necessary to identify the property and the holder of the interest. Pay particular attention to: Name of the holder; File or registration number; Date of issue; Plot number; Block number where applicable; Location; Size or area; Survey information; Term of the right of occupancy; Conditions attached to the grant; and Other identifying particulars. These details should subsequently be compared against official records. 2. Conduct an Official Search The most important step is to conduct an independent search with the relevant land registry or land administration authority. A search can help determine whether the C of O appears in the official records and whether the information contained in the document corresponds with those records. In Lagos, for example, property-related searches and land administration services are handled through the state’s land administration system. A buyer should use the appropriate official channel rather than relying on a seller’s private verification or an agent’s assurance. 3. Compare the C of O With Official Records The information contained in the document should be compared against the information held by the relevant authority. Check whether: The document number corresponds with official records; The named holder matches the registered interest; The property description matches; The location corresponds; The survey information corresponds; and The dates and other relevant particulars are consistent. Any material inconsistency should be investigated before the transaction proceeds. 4. Verify the Survey Information The survey details on the C of O should correspond with the land being offered for sale. This is particularly important where a seller is showing a buyer a physical parcel of land while relying on a C of O relating to another property. A survey professional can assist in confirming the location and coordinates of the property. Where necessary, the relevant survey records should also be checked with the appropriate government authority. 5. Confirm the Identity of the Holder The name on the C of O should be compared with the person claiming to own the property. If the seller’s name differs from the name on the C of O, the seller should explain the legal basis for the transaction. For example, the seller could be relying on: A Deed of Assignment; A subsequent transfer; A Power of Attorney; Probate or Letters of Administration; A corporate transaction; or Another legally recognised interest. The buyer should verify the entire chain rather than simply accepting the explanation. 6. Investigate the Root of Title A C of O does not eliminate the need to investigate the root of title. Where the property was previously owned or held by another person, the documents establishing the transfer or derivation of the present interest should