Purchasing land or other real estate is one of the most significant financial decisions many people will make. Unfortunately, many buyers focus solely on the location and price of a property while paying little attention to the documents that establish ownership and legal rights. A property may appear attractive and be offered at a competitive price, yet the absence of proper documentation or the presence of defective title documents can expose a buyer to fraud, litigation, or the loss of their investment. Understanding land and property documentation in Nigeria is therefore essential before purchasing any property. Why Property Documentation Matters Property documents help establish ownership, transfer interests in land, and provide evidence of the legal rights attached to a property. They also assist buyers, financial institutions, and investors in assessing whether a property is suitable for purchase or financing. Proper documentation can help: Verify ownership. Confirm the seller’s legal interest. Reduce the risk of fraud. Facilitate property transactions. Support applications for loans or mortgages. Protect the purchaser’s investment. However, possessing a document does not automatically guarantee that the title is valid. Each document should be carefully examined during legal due diligence. 1. Certificate of Occupancy (C of O) A Certificate of Occupancy (C of O) is one of the most recognised land title documents in Nigeria. It is generally issued by the appropriate state government and evidences a statutory right of occupancy over the land. Although a Certificate of Occupancy is an important title document, buyers should not assume that its existence automatically resolves every issue relating to ownership. The authenticity of the document and the circumstances surrounding its issuance should still be verified. 2. Deed of Assignment A Deed of Assignment is the document commonly used to transfer the seller’s interest in land to a purchaser. It usually contains important details such as: The identities of the parties. A description of the property. The interest being transferred. The agreed consideration. The rights and obligations of the parties. A purchaser should ensure that the deed is properly prepared, executed, and, where necessary, perfected in accordance with the applicable law. 3. Deed of Lease A Deed of Lease is used where a property owner grants another person the right to occupy or use land or a building for a specified period under agreed terms and conditions. Unlike a sale, a lease generally does not transfer ownership of the property. The document usually specifies: The duration of the lease. Rent and other payments. Rights and obligations of the parties. Conditions for renewal or termination. 4. Deed of Gift A Deed of Gift records the voluntary transfer of property from one person to another without monetary consideration. It is commonly used where property is transferred between family members or donated for charitable or personal reasons. The legal requirements for an effective gift should be carefully observed. 5. Governor’s Consent Where applicable, transactions involving interests in land may require the Governor’s Consent under Nigerian law. Failure to obtain consent where legally required may affect the validity or enforceability of the transaction. The necessity for Governor’s Consent depends on the nature of the transaction and the applicable law. 6. Survey Plan A Survey Plan identifies the precise location, dimensions, and boundaries of a property. It may assist in determining: The exact position of the land. Boundary measurements. Whether the property overlaps neighbouring land. Whether it falls within areas affected by government acquisition. Survey plans should be reviewed by qualified professionals where necessary. 7. Power of Attorney A Power of Attorney authorises one person to act on behalf of another. In property transactions, it may empower an attorney to negotiate, execute documents, or complete a sale on behalf of the property owner. Where a seller relies on a Power of Attorney, the purchaser should verify its authenticity, scope, and validity. 8. Deed of Mortgage Where land is used as security for a loan, the parties may execute a Deed of Mortgage. Before purchasing property, buyers should investigate whether any mortgage or other encumbrance affects the title. Failure to do so could result in acquiring property subject to existing financial obligations. 9. Probate Where a property owner dies leaving a valid will, Probate confirms the authority of the executors to administer the estate in accordance with the will. If property forms part of a deceased person’s estate, purchasers should verify that the persons dealing with the property have the necessary legal authority. 10. Letters of Administration Where a person dies without leaving a valid will, the appropriate authority may issue Letters of Administration to eligible persons, authorising them to administer the estate. Anyone purchasing property from an estate should verify the administrators’ authority before proceeding with the transaction. 11. Excision Excision refers to the process by which government releases a portion of land previously under acquisition back to the indigenous community or other beneficiaries. Not every parcel of land described as “excised” enjoys the same legal status. Buyers should ensure that the relevant government approvals and records support any claim of excision. 12. Gazette A Gazette is an official government publication that may record, among other matters, details relating to excised land. Where a seller claims that land falls within an excised area, the relevant Gazette should be carefully verified. 13. Court Judgment as Root of Title Ownership of land may also arise from a valid court judgment determining the rights of the parties. Where title is founded on a judgment, buyers should examine: The judgment itself. Whether any appeal affects it. Whether the judgment has been complied with. Any subsequent documents relating to the property. Professional legal review is particularly important in such situations. Why One Document Is Not Enough Many buyers believe that seeing a Certificate of Occupancy or Deed of Assignment automatically makes a property safe to purchase. That assumption can be costly. The validity of a property transaction depends on a combination of factors, including: The seller’s legal authority. The chain of title. Proper execution of documents. Registration and perfection where required.