society
HOW TO ACQUIRE AND REGISTER YOUR PROPERTY TITLE IN ABUJA
HOW TO ACQUIRE AND REGISTER YOUR PROPERTY TITLE IN ABUJA
BY DENNIS ISONG
Acquisition of personal Real Estate assets/Landed property in your name, indicating a welcome change from a life of paying rent and living in fear of the Landlord is what we term success.
But the Nigerian Real Estate sector is fraught with too many legal risks and is as a result, highly regulated.
That you made a payment to the Land vendor and signed a document called a Deed of Assignment which the “Agent of the seller” claims his lawyer prepared does not mean that you are good to go.
Is it over? How can you be completely sure that the owner of the land sold you a valid and free title to the property you paid for? How sure are you that your title has been registered and secured under the law just because you signed a Deed of Assignment?
We shall look into questions and responses concerning that.
How can I be sure that the land vendor is genuine and that he is selling me a legitimate title?
You can do your due diligence through this measure known as a SEARCH REPORT being carried out at the Land Registry of the state where the property you want to buy is located( the FCT Department of Lands Administration for Abuja or Federal Land Registry for Federal Land Registry for Federal Land owned in states e.g. FHA Real Estate assets).
What are the requirements and procedures for a Land Search Report?
-Write an application letter to the Director of Lands Administration detailing the property information as it appears on the Certificate of Occupancy including the particulars of the supposed owner/vendor of the property, the plot and file numbers, the Certificate of Occupancy number, and date details
-Attach to this application evidence of payment (a customized teller) of a search fee of 10,000 Naira for a Residential purpose property or 20,000 Naira for Commercial purpose properties (which might have been increased). You will also need to present an original certificate or a right of occupancy for sighting and documentation purposes and a valid means of identification
-A search of the property will then be carried out by Land Registry staff.
Note: In addition to a Land Registry search, you will need to also carry out a corporate search at the Corporate Affairs Commission if the property is sold by a company, you also need to search with the State Probate Registry for a Letter of Administration or Probate Grant if the vendor says the property he is selling was gotten via inheritance. If the property is said to be gotten as part of a share of Community land, you need to properly verify this by checking with as many members of the extended family and community as possible.
If the property you wish to buy is developed or a high-rise building structure you might need to procure or ask the vendor for a profile of the building designers as well as a certificate of structural integrity as well as technical information on the building foundation quality.
What if the land I want to buy is not registered and has no title documentation attached to it?
In the case of Lagos where this is more of a problem, you will have to carry out what is known as Charting at the State Surveyor-General’s office to check if the land is under Government acquisition or eligible for private ownership.
In some cases, the vendor might tell you that the landed property is covered by an excision (a release of land by the Governor of a state to a community or a set of Private occupiers using a Gazette) which might be a lie and can only be confirmed by a Gazette number.
What does it mean if I go ahead and buy this piece of unregistered property and it turns out to be a government acquisition?
That means you have been scammed.
Buying land of this nature is a gamble. If the land is a pure Government acquisition, you can simply carry out what is called Land Regularization/ Ramification which involves buying the same piece of land all over, but this time paying directly to the Government.
If the land however is what is called a government commitment acquisition, then your money is totally gone and you are definitely getting no land as Government-committed lands are usually earmarked for dedicated State projects from Government estates and schemes to Power distribution lines, Oil and Gas pipelines, Agricultural schemes, industrial layouts.
How can I do my due diligence without running the risk of losing this deal to quicker buyers? What can I do to commit with the vendor so I don’t lose the juicy offer?
In that case, what you should do is to execute a Contract of Sale which legally binds both of you pending when you carry out your findings and finally complete the sale through a statutorily required Deed of Assignment or Conveyance. This contract will have the legal effect of invalidating any subsequent discreet sale to a purchaser for a higher value if attempted by the vendor.
Note: Such a Contract of Sale usually requires that you deposit a portion of the Transaction price of the piece of land. It is also prudent to demand that the vendor under the contract provide every help needed to register your title to the property after the Deed of Assignment has been completed and the Transaction value of the property has been fully paid by you.
Why do I need to register my title to the property? Won’t just completing the payment and signing the Deed of Assignment or Conveyance be enough to qualify as a complete transfer of property?
By Section 22 of the Land Use Act 1978, it is a compulsory requirement that every transaction or conveyance of a Statutory Right of Occupancy be registered after getting the consent of the Governor of the State who by the Act is the Statutory Trustee/ Legal ownership repository of all lands within a state. Customary rights of Occupancy are regulated by the Local Government of the area where the land is situated.
What this means is that all Land transactions must be registered with the State Land Registry after getting a Governor’s consent, otherwise, they will be deemed illegal. So, you must commence the Registration process within 30 days of executing the Deed of Assignment.
What does it take to register a title to Real Estate property and how long does it take to obtain a Governor’s consent?
1. A completed application for a grant/subsequent grant of a Statutory Right of Occupancy
2. Proof of payment of an application processing fee of 100,000 Naira for commercial land and 50,000 Naira at designated banks
3. A photocopy of a receipt obtained from the Abuja Geographical Information System (AGIS) upon presentation of the application processing fee teller
4.2 passport photographs
5. A valid means of Identification
6. Tax Clearance Certificate
(For land that is to be acquired for Development/ Commercial purposes, the following will be required:
1. A schematic design of the proposed building
2. An Environmental Impact Assessment (EIA)
3. Evidence of Financial and Technical capacity
4. Incorporation Certificate, CAC forms, and Corporate Tax Clearance Certificates in the case of the applicant being a company
Building permits in Abuja are handled by the Department of Development Control (DODC)
It should also be noted that the AGIS registers Powers of Attorney over undeveloped portions of land within Abuja while a Deed of Assignment is registered to indicate the conveyance of a title to a developed portion of land within Abuja.
Dennis Isong helps individuals invest right in Real estate. For questions on this article or enquiring about Real estate. Follow him on Youtube https://www.youtube.com/landpropertyng , Email [email protected] or Whatsapp/Call +2348164741041
society
RESPONSIBLE RESPONSE TO ALLEGATIONS AGAINST THE NIGERIAN ARMY
RESPONSIBLE RESPONSE TO ALLEGATIONS AGAINST THE NIGERIAN ARMY
By Brigadier General D.G. James (Rtd.)
LAGOS — A recent publication by Sahara Reporters alleging systemic corruption, the creation of “mushroom units,” inflated budgets, and operational sabotage within the Nigerian Army has sparked concern across security and public circles.
But a retired senior officer, Brigadier General D.G. James, has pushed back strongly, describing the claims as unsubstantiated, misleading, and damaging to the integrity of an institution that has borne the brunt of Nigeria’s internal security battles for over a decade.
Having served for 30 years across the North-East, North-West, and Niger Delta, the retired general said his intervention is not in defence of any individual, but of the institution itself.
Questioning Anonymous Claims
At the heart of the controversial report is a single unnamed source described as a “top military strategist.” General James argues that such anonymity, without corroborating evidence, weakens the credibility of the allegations.
“Serious claims about budgets, personnel, and logistics must be backed by verifiable documents, not vague assertions,” he said, challenging the publication to provide concrete proof, including records or sworn statements.
“Mushroom Units” or Operational Necessity?
The report’s claim that under-strength units were created to inflate budgets was also dismissed as a misunderstanding of modern counter-insurgency operations.
According to the retired officer, Nigeria’s evolving security threats — from Boko Haram and ISWAP in the North-East to banditry in the North-West and separatist tensions in the South-East, have necessitated the creation of flexible task forces and new formations.
“Operating below full strength is not evidence of corruption,” he said. “It reflects battlefield realities , casualties, redeployments, and expansion under pressure.”
Payroll and Logistics Allegations
On claims of double-counting personnel for financial gain, General James described the scenario as “logistically implausible,” citing centralized payroll systems tied to biometric verification.
He further noted that accusations of fuel diversion ignore broader structural issues within Nigeria’s budgeting system.
“Funds approved on paper are often not fully released. By the time allocations reach operational units, commanders are forced to manage limited resources,” he explained.
Reaction to Benisheik Reference
General James also condemned the report’s reference to the death of Brigadier General Oseni Braimah during an ISWAP attack in Benisheik, calling it an inappropriate attempt to link battlefield losses to alleged corruption.
“Using the death of a fallen officer to support unverified claims is deeply disrespectful,” he said.
Broader Accountability
While not dismissing the possibility of corruption in defence spending, the retired general emphasized that responsibility cannot be placed solely on the military.
He pointed to the role of the National Assembly in budget approvals and civilian institutions in oversight and prosecution.
“If there are flaws in the system, they are systemic , not exclusive to the armed forces,” he noted.
Call for Transparent Investigation
General James called for a thorough and independent investigation into the allegations, urging authorities to rely on verifiable evidence rather than media narratives.
“Let every claim be examined , but fairly, transparently, and without prejudice,” he said.
Reaffirming his lifelong loyalty to the military, the retired officer urged Nigerians to approach such reports with caution.
“Our soldiers have made enormous sacrifices in defence of this country. Allegations alone should not overshadow those realities,” he stated.
society
IGP Closes PMF Commanders’ Training, Pledges Better Welfare, Tactical Capacity
IGP Closes PMF Commanders’ Training, Pledges Better Welfare, Tactical Capacity
The Inspector-General of Police, IGP Olatunji Rilwan Disu, on Wednesday closed a Squadron Commanders’ Training Programme at the Police Mobile Force (PMF) Training College in Ende-Hills, Nasarawa State, vowing to strengthen leadership and operational effectiveness across the force.
At the ceremony, the IGP inspected training facilities including the simulation ground and shooting range, where he personally took part in tactical exercises. He told cadets of the Nigeria Police Academy undergoing training at the college to remain disciplined and focused, stressing that their effectiveness on the field would depend on the quality of their training.
“Resilience, professionalism, and strict adherence to human rights principles must guide your conduct,” Disu said.
Addressing the graduating squadron commanders, he urged them to apply their newly acquired skills in leadership, operational discipline, and tactical efficiency. He described the PMF as a “highly disciplined, responsive, and reliable tactical arm” of the Nigeria Police Force.
The IGP further reaffirmed his commitment to improving officers’ welfare and boosting operational capacity, assuring that formations would be adequately equipped to tackle evolving security challenges nationwide.
society
Oyo 2027: Ajadi Secures Oke-Ogun PDP Backing, Holds Closed-Door Talks with Samuel Adejumobi (Agbarapo)
Oyo 2027: Ajadi Secures Oke-Ogun PDP Backing, Holds Closed-Door Talks with Samuel Adejumobi (Agbarapo)
Stakeholders of the Peoples Democratic Party (PDP) in the Oke-Ogun zone of Oyo State on Tuesday received a leading governorship aspirant, Olufemi Ajadi Oguntoyinbo, in Saki, pledging political backing for his ambition ahead of the party’s primaries.
The stakeholders’ meeting, held at Saki City Hall, drew party leaders, community figures, and grassroots mobilisers from across the zone, reflecting the growing momentum surrounding Ajadi’s consultations across the state.
Addressing party faithful, Ajadi reiterated his commitment to building on the achievements of the current administration led by Governor Seyi Makinde, noting that continuity and expansion of ongoing projects would form the cornerstone of his policy direction.
“I will leverage the developmental strides of the present administration and ensure that their impact is extended to more communities across the state. Governance must be progressive, not disruptive,” Ajadi stated.
He outlined key areas of focus, including workers’ welfare and pension administration, promising a disciplined financial structure that guarantees prompt salary payments.
“Our workers deserve dignity and certainty. Salaries will be paid on or before the 25th of every month, and our retirees will receive improved attention. A government that neglects its workforce cannot deliver sustainable development,” he added.
Ajadi also disclosed plans for extensive grassroots engagement across all 33 local government areas of the state, aimed at identifying peculiar needs and integrating them into policy formulation.
“This is not just about ambition; it is about understanding the people. I will be embarking on a statewide tour to listen, learn, and design policies that reflect the realities at the grassroots,” he said.
Party leaders and stakeholders from Saki West and the wider Oke-Ogun zone pledged their support for Ajadi, citing his accessibility, philanthropic engagements, and perceived capacity to lead the state. Among those who spoke were Alhaji Rasak Aderele (popularly known as Super), Adeleke Thomas (Baba Elepo), and Hon. Coach Kehinde Adetola, who described him as a unifying figure capable of strengthening the PDP’s electoral chances.
Addressing concerns about internal party dynamics, Ajadi reaffirmed his loyalty to the PDP, dismissing speculation about a possible defection.
“I remain committed to the PDP. This is my party, and I believe in its vision. My focus is on securing the mandate of our members through consultations and consensus-building,” he said.
Shortly after the stakeholders’ engagement, Ajadi proceeded to a closed-door strategic meeting with a fellow PDP gubernatorial aspirant, Samuel Ademola Adejumobi, popularly known as “Agbarapo.”
Adejumobi, a prominent political figure from Atisbo Local Government Area in the Oke-Ogun zone, is a former Majority Leader of the Oyo State House of Assembly and currently serves as Special Adviser on Legislative Matters to Governor Makinde. The meeting, held indoors away from the larger gathering, was seen as part of ongoing consultations and alignment efforts among aspirants within the party.
Observers note that such high-level engagements signal a strategic attempt to foster unity and strengthen internal cohesion ahead of the PDP governorship primaries.
With growing grassroots support and intensified consultations across Oke-Ogun and beyond, Ajadi’s political activities continue to gather pace, positioning him as a formidable contender in the race for the party’s ticket.
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