When I started paying closer attention to real estate, I discovered something that completely changed the way I looked at property.

I used to think the most important thing was the land itself.

How many plots?

How much per plot?

Where is the estate located?

How fast is the area developing?

Those questions are important, but there is another question that can be even more important:

“What documents back up this property?”

That question can save you from making a very expensive mistake.

In real estate, a beautiful piece of land can look like an incredible opportunity. A well-designed estate brochure can make the property even more attractive. A convincing salesperson can make you feel that you need to pay immediately.

But before I get carried away by the location, the price or the promise of future appreciation, I remind myself of one thing:

The paperwork matters.

A property transaction without proper documentation and verification can expose a buyer, seller or realtor to serious problems.

This is why anyone involved in real estate in Nigeria—whether you’re a first-time buyer, investor, landlord, developer or realtor—should understand the major documents involved in property transactions.

This article is educational and not a substitute for advice from a qualified property lawyer or the relevant land authority. Property documentation and procedures can differ from one state to another.

Why Real Estate Documents Matter

Imagine buying a plot of land and paying every kobo required.

You receive a receipt.

You celebrate.

You tell your friends that you are now a landowner.

Then, months later, you discover that the person who sold the land to you didn’t have the authority to sell it.

That is the kind of situation proper due diligence is designed to prevent.

Documents help establish important information about a property, including:

Who has an interest in the property
How the property was acquired
How the interest was transferred
Where the property is located
The boundaries of the land
Whether government approvals are involved
Whether there are outstanding obligations
Whether a proposed transaction requires further consent or registration

But there’s an important point here:

Having a document is not the same as verifying a document.

A piece of paper can look official and still require independent confirmation.

That is why I don’t simply ask, “Do you have documents?”

I ask, “Have the documents been verified?”

1. Certificate of Occupancy (C of O)

The Certificate of Occupancy, commonly called a C of O, is one of the most recognized land-title documents in Nigeria.

It is issued by a state government and relates to a right of occupancy over land.

The C of O can be important evidence of the holder’s interest in the property, but I would never advise anyone to look at a C of O in isolation.

You still need to establish:

Whether the document is genuine
Whether it corresponds to the property
Who the current holder is
Whether there are subsequent transactions
Whether there are outstanding obligations
Whether the property has other legal issues

In other words, don’t simply hear “C of O” and stop asking questions.

2. Deed of Assignment

This is one of the documents I believe every serious realtor should understand.

A Deed of Assignment is a legal instrument used to transfer an interest in property from one party to another.

For example:

A owns a property.

A agrees to sell it to B.

The transaction is documented through an appropriate deed, subject to the applicable legal requirements.

Government land authorities recognize Deeds of Assignment as instruments used in property transfers. For example, Akwa Ibom’s official land information service describes the deed as a registerable instrument for transferring an interest in property.

The important lesson is this:

Don’t assume a Deed of Assignment automatically means everything about the title is perfect.

Its relationship with the underlying title and applicable consent/registration requirements matters.

Governor’s Consent is another term you will hear frequently in Nigerian property transactions.

In certain transactions involving the transfer of an interest in land, the relevant consent requirements must be satisfied.

This is one reason why a realtor shouldn’t casually tell a client:

“The land has a C of O, so everything is automatically fine.”

That statement can be dangerously simplistic.

The property’s title history and the nature of the transaction matter.

The Lagos State planning-permit checklist, for example, expressly recognizes Governor’s Consent relating to lease, assignment, land conveyance and other instruments recognized by law.

If you’re not a property lawyer, don’t pretend to be one.

If a client asks you whether a particular title structure is legally sufficient, refer the question to a qualified professional.

4. Survey Plan

A survey plan is extremely important because it helps identify and describe the parcel of land.

It can show information such as:

Location
Boundaries
Dimensions
Survey coordinates
Beacon information
Surveyor details

A survey is not simply a fancy drawing of land.

It can help professionals determine exactly what parcel is being discussed.

This is especially important when someone tells you:

“The land is just behind that building.”

That description is not enough.

Land needs to be properly identified.

Official Nigerian land services recognize surveys as tools for describing specific parcels and note the role of licensed surveyors in preparing and filing surveys.

5. Land Purchase Receipt

The purchase receipt is another document you should pay attention to.

It provides evidence that money was paid in relation to a property transaction.

However, this is where beginners sometimes make a serious mistake.

A receipt is not automatically proof that you have obtained every required property right.

Think about buying a phone.

Your receipt proves that you paid for the phone.

It doesn’t necessarily tell the whole story about warranties, ownership disputes or other legal issues.

Property transactions are much more complicated.

A receipt is useful evidence, but it should be considered alongside the property’s title and other transaction documents.

Lagos State’s planning-permit checklist, for example, includes a stamped duty receipt of land purchase among documents that can serve as proof of ownership in the relevant process.

6. Contract of Sale or Sale Agreement

Before the final transfer is completed, parties may enter into a contract or agreement setting out the terms of the transaction.

It can address matters such as:

Purchase price
Payment schedule
Property description
Responsibilities of the parties
Completion conditions
Default provisions
Other agreed terms

This is important because misunderstandings can arise when people rely on verbal promises.

If someone tells you:

“Don’t worry, we’ll sort that out later.”

My advice is simple:

Get the agreement properly documented before committing yourself.

7. Deed of Gift

Not every property changes hands through a normal sale.

Sometimes property is transferred as a gift.

A Deed of Gift can be used to document such a transfer, subject to applicable legal requirements.

For example, a parent may transfer property to a child.

The transaction should still be properly documented and, where required, registered or perfected according to the applicable laws.

8. Power of Attorney

A Power of Attorney is another document that appears in real estate transactions.

It can authorize someone to act on behalf of another person.

This is where I become particularly careful.

If someone says:

“I am selling this property for the owner.”

I want to know:

“What gives you the authority to sell?”

A Power of Attorney may be relevant depending on the transaction and circumstances, but don’t assume that every Power of Attorney automatically gives someone unlimited authority over property.

This is another situation where professional legal review matters.

9. Root of Title

This is one document concept I wish more first-time buyers understood.

When buying property, don’t only look at the person currently selling it.

Ask:

“How did this person acquire it?”

And then:

“How did the previous owner acquire it?”

The history of ownership can matter enormously.

This is what is commonly referred to as the root of title.

For certain Lagos planning processes, the government specifically refers to the former owner’s title as the “Root of Title” where Governor’s Consent is involved.

This is why a property lawyer may ask to see older documents rather than only the latest document presented by the seller.

10. Approved Building Plan

If you’re buying a developed property or planning to construct a building, land documents are not the only documents you should care about.

You also need to consider planning and building approvals.

An approved building plan relates to what has been authorized for construction.

This becomes important because you don’t want to buy a building and later discover that there are planning issues that affect what can legally remain on the property.

Before purchasing a developed property, ask appropriate questions about:

Building approval
Planning permission
Development conditions
Approved use
Any outstanding issues

11. Planning Permit

Planning permission is another area real estate investors should understand.

You may have excellent title documents, but that does not automatically mean you can develop the property however you want.

Planning rules can affect:

Building type
Setbacks
Height
Land use
Density
Access
Other development requirements

Lagos’ e-Planning Permit process, for example, lists survey and proof-of-ownership documentation among its requirements.

12. Land Use Charge and Other Payment Evidence

Property ownership can involve ongoing obligations.

Depending on the state and property, you may need to consider evidence relating to:

Land use charges
Ground rent
Title processing
Registration
Other applicable fees

This is another reason I don’t like looking at property documents in isolation.

A property may have a title document but still have outstanding obligations.

Official land processes can require evidence of payment of relevant charges. Lagos’ planning-permit checklist, for example, includes evidence of land-use-charge payment among its documentation.

13. Allocation Letter

If a property originates from a government allocation or another formal allocation process, an allocation letter may form part of the property’s documentation.

But again, don’t assume an allocation letter alone answers every ownership question.

Find out:

Who made the allocation?
What exactly was allocated?
Has the allocation been perfected?
Are there subsequent transfers?
What title exists today?

Documents tell a story.

You need to understand the entire story.

14. Deed of Sublease

In some transactions, the interest being transferred may be a sublease rather than an outright sale of the underlying interest.

A Deed of Sublease may therefore become relevant.

This is particularly important when dealing with leasehold interests.

The specific legal requirements depend on the transaction and jurisdiction.

15. Certificate of Incorporation

If you’re buying property from a company, don’t only investigate the property.

Investigate the company too.

Ask:

Who exactly is the company?

A Certificate of Incorporation can help establish the corporate identity of a company.

You may also want to verify relevant company information through the appropriate corporate registry.

Remember:

A registered company does not automatically mean every property it advertises is free from problems.

Company verification and property verification are two different exercises.

16. Receipts and Evidence of Payment

Keep every payment record.

This includes:

Deposit receipts
Bank transfer evidence
Official company receipts
Payment schedules
Acknowledgements
Instalment records

I personally believe that every property buyer should have a dedicated digital folder for a property transaction.

Don’t depend entirely on WhatsApp.

Download and preserve important documents.

17. Estate Allocation and Handover Documents

When buying within an estate, you may receive additional documents relating to:

Allocation
Plot identification
Handover
Infrastructure
Estate rules
Development requirements

Read them carefully.

Don’t sign documents simply because someone says:

“Everybody signs this.”

Understand what you’re agreeing to.

The Biggest Lesson: Don’t Just Collect Documents—Verify Them

This is probably the most important section of this entire article.

A folder full of documents doesn’t automatically mean you’ve purchased a safe property.

You need to ask:

Who issued this document?

Is it genuine?

Does the property description match the actual land?

Does the seller have the right to sell?

Are there encumbrances or competing interests?

Is the property within a government acquisition or restricted area?

Does the transaction require consent or registration?

These questions are why professional due diligence matters.

My Rule as a Realtor: Never Market What You Haven’t Verified

If you’re a realtor, this should become one of your strongest principles.

Your commission is temporary.

Your reputation is long-term.

Imagine introducing a client to a property and later discovering that the documentation was problematic.

The client may not blame only the seller.

They may blame you.

That’s why I would rather lose a commission than knowingly promote a property I cannot confidently explain.

If I don’t know the answer, I say:

“Let me verify that for you.”

There is nothing unprofessional about admitting that you need to confirm something.

In fact, it builds trust.

A Simple Property Document Checklist

Before recommending or buying a property, I would create a checklist like this:

Property Identification

Survey Plan
Plot number
Location
Coordinates/boundaries

Ownership and Title

C of O or applicable title
Deed of Assignment
Governor’s Consent where applicable
Root of Title
Other relevant title documents

Transaction Documents

Sale Agreement
Purchase Receipt
Payment evidence
Allocation documents where applicable

Development Documents

Approved Building Plan
Planning Permit where applicable
Other required development approvals

Verification

Land registry search
Survey verification
Ownership verification
Professional legal review

The exact checklist should be adapted to the property and state.

Don’t Be Intimidated by Property Documents

When I first started learning about real estate documentation, some of the terminology sounded complicated.

C of O.

Governor’s Consent.

Deed of Assignment.

Root of Title.

Survey Plan.

Planning Permit.

It can feel overwhelming.

But you don’t have to become a lawyer to understand the basics.

Your job as a buyer or realtor is to know enough to ask the right questions and know when to bring in a professional.

That is the approach I now prefer.

Know what you know. Know what you don’t know. And get professional help where necessary.

Final Thoughts

Real estate can be one of the most rewarding businesses to build a career around, but it is also a business where mistakes can become extremely expensive.

That’s why I don’t look at property only with my eyes anymore.

I look at the location.

I look at the physical property.

And most importantly, I ask about the documents behind it.

A beautiful estate is not enough.

A convincing salesperson is not enough.

A cheap price is not enough.

A receipt is not enough.

Even one impressive-looking document is not enough.

What matters is the complete picture: ownership, title history, property identification, approvals, transaction documents, and independent verification.

If you’re buying property, don’t be afraid to slow down.

If you’re a realtor, don’t be afraid to ask difficult questions.

And if you’re selling property, make transparency part of your business.

Because at the end of the day, real estate isn’t only about selling land or buildings.

It’s about helping people put their hard-earned money into something they can confidently own and build on.

That responsibility should never be taken lightly.

Frequently Asked Questions

What is the most important document when buying land in Nigeria?

There isn’t one document that is automatically sufficient for every property. The appropriate documents depend on the property’s title, location, ownership history, and transaction. Verification of the complete title is more important than relying on one document.

Is a C of O enough to buy land?

Not necessarily. A C of O is an important title document, but buyers should still verify its authenticity, the current interest in the property, the property’s identity and boundaries, and whether there are subsequent transactions, encumbrances or other issues.

What does a Deed of Assignment do?

It is a legal instrument used to transfer an interest in property from one party to another, subject to applicable legal and registration requirements.

Why is a survey plan important?

A survey helps identify and describe the parcel of land, including its boundaries and other relevant survey information.

Should a realtor verify property documents?

Absolutely. A realtor should avoid knowingly marketing property with questionable documentation. Where the realtor cannot independently verify a legal issue, the buyer should be directed to an appropriate professional.

Should I hire a property lawyer before buying land?

For a significant property purchase, obtaining independent legal advice and title due diligence before making a substantial payment can help identify issues that a buyer may otherwise miss.

Documents to Take Note of in the Real Estate Business