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HOW TO ACQUIRE AND REGISTER YOUR PROPERTY TITLE IN ABUJA

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How to Avoid Your Property from Being Demolished or Collapsing by Dennis Isong 

HOW TO ACQUIRE AND REGISTER YOUR PROPERTY TITLE IN ABUJA

BY DENNIS ISONG

HOW TO ACQUIRE AND REGISTER YOUR PROPERTY TITLE IN ABUJA

 

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

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Trapped Between Nigeria’s Failure and South Africa’s Xenophobic Violence

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Trapped Between Nigeria’s Failure and South Africa’s Xenophobic Violence

BY BLAISE UDUNZE

 

 

 

When the word “xenophobic” is talked about, most affected African countries tend to focus on the pains being experienced by their citizens in South Africa. For a moment, it calls for Nigeria and the rest of the African continent to pause and ask, how did we get here?

 

 

 

The recent happenings across the streets of Johannesburg, Pretoria, and Durban, a painful pattern continues to unfold with frightening and fearful regularity, as Nigerian-owned businesses are looted, migrants hunted, families displaced, and African nationals reduced to targets of rage. If asked, the majority would chorus that the recurring images of xenophobic violence in South Africa are disturbing enough, and no doubt, yes, but the deeper tragedy is beyond the flames and bloodshed. It lies in the silent failures back home that forced many Nigerians into vulnerable exile in the first place.

 

 

 

The reality, as a matter of fact, is that to understand the suffering of Nigerians in South Africa, one must first confront the uncomfortable truth that xenophobia is not merely a South African problem. It is also a Nigerian governance problem exported abroad.

 

 

 

Nigeria, often celebrated as the “Giant of Africa,” has now become the “Mama Africa” who has failed to nurture her many children, with the fact that behind every Nigerian fleeing hardship for survival, known as the “japa” syndrome, in another African country is a story shaped by economic frustration, failed institutions, poor leadership, unemployment, and a financial system disconnected from the realities of ordinary citizens.

 

 

 

One apt way to confirm these inimical factors, the South African president, Cyril Ramaphosa, recently acknowledged this uncomfortable reality when he urged African leaders to address the domestic failures driving mass migration across the continent. Speaking amid renewed anti-foreigner tensions, Ramaphosa identified “misgovernance” as one of the factors forcing Africans to seek refuge in countries like South Africa. Of a truth, his comments may have generated debate, and some “patriotic Nigerians” may also want to prove him wrong, but they reflected a painful reality many African governments would rather avoid.

 

 

 

Nigeria, despite its vast human and natural resources, has increasingly become a country where millions no longer see a future at home. This is a critical irony and the height of it all because a nation blessed with oil wealth and entrepreneurial energy and one of the youngest populations in the world is yet burdened by systemic corruption, policy inconsistency, infrastructural collapse, and a leadership class that has often prioritised politics over productivity, especially with the imminence of an election.

 

 

 

It is so detestable and at the same time fearful that the result is a generation of young Nigerians trapped between hopelessness and migration.

 

 

 

One regrettable experience that has continued to haunt the country for decades, is that successive governments have squandered opportunities that could have transformed Nigeria into an industrial and economic powerhouse. Public resources that should have been invested in power, roads, healthcare, manufacturing, education and enterprise development have either disappeared into private pockets or become trapped in wasteful bureaucratic structures.

 

 

 

Reports indicating that over $214 billion in public funds may have been lost, diverted, or trapped in opaque fiscal systems over the last decade capture the scale of Nigeria’s accountability crisis. Whether exact or conservative, such figures reveal a country losing resources or funds rapidly from severe bleeding that could have changed millions of lives.

 

 

 

Looking intently at these developments, one would know that the tragedy is not merely corruption itself but the opportunities corruption destroyed.

 

 

 

Come to think of this fact that with proper governance and strategic economic planning, Nigeria could have developed a thriving SME ecosystem capable of employing millions of citizens. Instead, unemployment and underemployment have become defining realities of national life. The World Economic Forum recently identified unemployment and lack of economic opportunity as Nigeria’s greatest economic threat, yet the country continues to struggle with coherent employment data and long-term economic direction.

 

 

 

This economic suffocation explains why migration has become less of a choice and more of a survival strategy for many Nigerians.

 

 

 

At the centre of this crisis is another troubling contradiction, which is that Nigeria’s banking sector appears increasingly profitable while the real economy continues to deteriorate.

 

Ordinarily, banks in developing economies are expected to function as engines of growth by financing productive sectors, supporting innovation, and empowering small businesses. Across the world, SMEs are recognised as the backbone of grassroots economic development, and the tangible result is that they create jobs, stimulate local production, and expand economic participation.

 

 

 

In Nigeria, SMEs account for over 70 per cent of registered businesses, contribute nearly half of the country’s GDP and generate between 84 to 90 per cent of employment. Yet, despite their enormous economic importance, SMEs receive barely between 0.5 per cent and one per cent of total commercial bank lending.

 

 

 

This is not just a policy failure; it is an economic tragedy. Rather than financing entrepreneurs and productive enterprises, Nigerian banks have increasingly found comfort in investing heavily in government treasury securities. In 2025 alone, major Nigerian banks reportedly generated N6.68 trillion from total investment securities and treasury bills, benefiting from high-yield government debt instruments instead of supporting businesses capable of creating jobs.

 

 

 

The banking sector’s recapitalisation exercise, which successfully raised N4.56 trillion, was celebrated as a regulatory achievement. But the critical question remains. The recapitalisation is for what purpose?

 

 

 

 

 

If stronger banks continue to avoid the productive economy while SMEs remain starved of affordable credit, recapitalisation merely strengthens financial institutions without strengthening national development.

 

 

 

Today, private sector credit in Nigeria remains significantly low compared to many African economies. High interest rates, excessive collateral demands, weak credit infrastructure and risk-averse banking practices have created an environment where small businesses struggle to survive, and these implications are devastating.

 

Every denied SME loan is a denied employment opportunity. Every failed business is another frustrated entrepreneur. Every frustrated entrepreneur is another Nigerian considering migration.

 

 

 

This is how economic dysfunction transforms into human displacement. In a situation like this, it is noteworthy to state that South Africa naturally becomes an attractive destination because of its relatively advanced infrastructure and larger economy. Today, this has informed Nigerians and other African countries alike to migrate there, not because they hate their country but because they are searching for dignity through work and enterprise.

 

 

 

Yet, in a cruel twist, many become targets of xenophobic violence. Foreign nationals are accused of “taking jobs,” dominating businesses, and contributing to crime. Shops are attacked. Businesses are burned. Lives are lost.

 

 

 

It is not a surprise anymore that the disturbing rhetoric surrounding xenophobia has become increasingly normalised and perceived as fighting against saboteurs. Another major concern is that social media posts celebrating violence against Nigerians reveal a frightening and fearful dehumanisation of fellow Africans. This has continued to be heralded unaddressed, as some extremist anti-migrant groups now openly mobilise hostility against foreign nationals under the guise of economic nationalism.

 

 

 

Yet, as opposition leader Julius Malema rightly asked during one of the recent xenophobic debates. “After attacking foreigners and shutting down their businesses, how many jobs have actually been created?” If you are smart enough to know, it is glaring that this is a question that cuts through the emotional manipulation surrounding xenophobia, which also reflects the fact that destroying a Nigerian-owned shop does not solve unemployment, nor does killing migrants create prosperity. Violence against fellow Africans does not fix structural inequality.

 

 

 

Malema’s argument was blunt but accurate in revealing that xenophobia is not an economic strategy. It must be perceived with the right perspective as the symptom of deeper failures, poverty, inequality, weak governance, and political frustration.

 

 

 

Historically, just like other colonised African countries, South Africa itself carries deep old wounds. The legacy of apartheid left enduring economic inequalities, spatial segregation, unemployment, and psychological scars, but this should not continue to shape social tensions today. What is of concern is that the same people, like other African countries, experienced, were expected to remain forward-looking and forge ahead rather than dwell in the past.

 

 

 

It is even more pathetic that decades after the fall of apartheid, millions of Black South Africans remain trapped in poverty and exclusion; perhaps they are not to be blamed for their failures as they claimed, but the foreigners who didn’t stop them from exerting their skills become the scapegoats.

 

That frustration often seeks an outlet, and immigrants become easy scapegoats. This, however, does not excuse the brutality.

 

 

 

The stories emerging from xenophobic attacks are horrifying and very dastardly and humiliating, as African migrants have reportedly been beaten, burned alive, stoned, and hunted in communities where they once sought refuge, as two Nigerian citizens were said to have been beaten and burnt to death. To say the least, the pain becomes even more ironic when viewed against history.

 

 

 

Because Nigeria played a major role in supporting South Africa’s anti-apartheid struggle, ranging from financial assistance to diplomatic pressure, scholarships, activism, and cultural solidarity, Nigerians stood firmly with Black South Africans during some of apartheid’s darkest years, which was enough to prevent such ugly events. Nigeria did so much to the point that Nigerian students contributed financially to anti-apartheid campaigns. Nigerian musicians used music to mobilise continental resistance. Successive governments invested enormous diplomatic and material resources into the liberation struggle.

 

 

 

The children and grandchildren of those who made such sacrifices are now among those facing hostility in South Africa today.

 

 

 

History makes the tragedy even heavier. Yet, Nigeria must also confront its own failures honestly. The truth is, if Nigeria had invested half the energy it spent supporting external liberation struggles into building a functional domestic economy, perhaps millions of Nigerians would not be fleeing abroad in search of economic survival today.

 

The painful reality is that many Nigerians abroad are not economic adventurers; they are economic exiles.

 

 

 

The ugliest side of it all is that they are exiled by unemployment, exiled by corruption, and exiled by policy failures. Again, they are exiled by a system that has repeatedly failed to convert national wealth into shared prosperity but into embezzlement that still finds its resting place in a foreign account.

 

 

 

This is why solving xenophobia requires more than diplomatic protests or emotional outrage as exuded in the National Assembly by some members like Adams Oshiomhole and others. This calls for the political actors and those in the financial space to fix the conditions that force Nigerians into vulnerable migration in the first place.

 

 

 

One undeniable fact is that, as a country, Nigeria must fundamentally rethink governance and economic management as it takes into consideration the following solutions.

 

First, public accountability must become non-negotiable and should not be compromised anywhere. Corruption and resource mismanagement are critical and have robbed generations of opportunities, and these are the major traits fueling the exile. Infrastructure, industrial development, education, and healthcare must become genuine priorities rather than campaign slogans, as all these must become a reality, not a feeble promise.

 

 

 

Second, the banking sector must reconnect with the real economy. Financial institutions cannot continue generating enormous profits from government securities while productive sectors collapse. The government should hold a roundtable discussion with banks, which must be incentivized and, where necessary, compelled to increase lending to SMEs and productive industries capable of generating employment.

 

 

 

Third, there must be deliberate and conscious investment in skills, innovation, and entrepreneurship. Young Nigerians should not have to leave their homeland merely to survive because it is an aberration for a country that is enormously rich but still has some of its best hands eloping from the country.

 

 

 

Finally, African governments must reject the politics of division and scapegoating. This contradiction is at its height because Africa cannot claim to pursue continental unity while Africans are hunted in other African countries.

 

In all of the deliberation, the truth remains the same, in the sense that the story of Nigerians suffering xenophobic violence in South Africa is ultimately a story about failed systems on both sides, one on the side of economic failures pushing migrants out and the social failures turning migrants into enemies.

 

 

 

Until these structural realities are confronted with honesty and urgency, the cycle will continue. More young Nigerians will leave. More migrants will become vulnerable. More African societies will turn inward against each other.

 

But this trajectory is not irreversible. One gift that can’t be taken away from Nigerians is that Nigeria still possesses the talent, entrepreneurial energy, and human capital necessary to build a prosperous economy that gives its citizens reasons to stay rather than flee. The truth is that what has been lacking is not potential but responsible leadership and economic vision.

 

 

 

The true solution to xenophobia may therefore begin far away from the streets of Johannesburg or Durban. It may begin in Abuja, with governance that works, institutions that serve, banks that invest in people, and leadership that finally understands that national dignity is measured not by speeches but by whether citizens can build meaningful lives at home.

 

 

 

Until then, the “japa” flag will keep flying, as many Nigerians will remain exiled, not merely by borders, but by the failures of the country they still desperately want to believe in.

 

 

 

 

 

Blaise, a journalist and PR professional, writes from Lagos and can be reached via: [email protected]

 

 

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Dr Chris Okafor’s Prophetic Warning Precedes Gas Explosion in Agege Lagos

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Dr Chris Okafor’s Prophetic Warning Precedes Gas Explosion in Agege Lagos

 

 

Barely four days after the Generational Prophet and Senior Pastor of Grace Nation Global, Dr Chris Okafor, warned about a possible gas explosion, an incident involving a gas explosion reportedly occurred around the Ile-Zik Junction Agege motor road, Lagos, on Monday.

 

According to reports, no casualty was recorded from the incident, a development many members of Grace Nation attributed to prayers offered following the prophetic warning issued during the church’s midweek Prophetic, Healing, Deliverance and Solutions (PHDS) service held at the international headquarters of Grace Nation Worldwide in Ojodu Berger, Lagos.

 

During the service, Dr Okafor had cautioned Nigerians, particularly those involved in gas-related businesses, to pray and remain vigilant after disclosing that he foresaw a gas explosion affecting a business environment and nearby properties.

 

Church members described the incident as evidence of the importance of early warning, prayer, and preventive action.

 

They maintained that intercessory prayers helped avert what could have resulted in a major tragedy.

 

The cleric had earlier emphasized that divine revelations are often given to enable people pray and take precautionary measures before disasters occur.

 

He urged business owners and residents to continue observing safety standards while seeking God’s protection.

 

The incident around the Ile-Zik in Agege motor road has since renewed conversations among worshippers about the role of prayer, vigilance, and public safety awareness in preventing disasters.

 

Dr Chris Okafor’s Prophetic Warning Precedes Gas Explosion in Agege Lagos

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Governor Dauda Lawal Hails Troops for Successful Fight against Banditry, Terrorism across Zamfara State

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Governor Dauda Lawal Hails Troops for Successful Fight against Banditry, Terrorism across Zamfara State

 

Governor Dauda Lawal has commended the troops of the Joint Task Force (North West) Operation Fansan Yamma for achieving significant operational successes against bandits in Zamfara State. The troops of the Joint Task Force launched an elaborate and coordinated onslaught in the early hours of Thursday, May 7, 2026, in the Kaura Namoda and Birnin Magaji Local Government Areas of Zamfara State. Following the encounter, troops effectively neutralised three gang leaders and recovered a cache of weapons and ammunition, which included an AK-47 rifle, a machine gun, a locally fabricated handgun, seven rifle magazines and a total of 571 rounds of ammunition.

 

Governor Lawal described the renewed military offensive as timely, particularly due to the successful operation recorded on May 10, 2026, which disrupted a significant gathering of notorious terrorist leaders and neutralised several commanders. The troops acted on an intelligence report that confirmed that the terrorists had converged at a concealed location in Tumfa Village, Shinkafi Local Government Area, with the intention to coordinate attacks and criminal activities targeting innocent communities in the state. The Air Component launched a precision airstrike on the identified terrorist hideout that successfully destroyed the structure, which served as the terrorists’ meeting point. The governor further reiterates Zamfara State Government’s commitment to ongoing support and logistics for the military and other security agencies operating in the state.

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