Before you pay a single naira for any property in Nigeria, you must complete this due diligence checklist. Based on over 3,000 verified transactions and 5+ years of experience, these 50+ verification points will protect you from fraud, disputes, and financial loss.
Free PDF Download
Get the complete due diligence checklist as a printable PDF. Take it with you to property viewings and verification meetings.
Your Progress
Checklist Sections
1. Seller Verification Checklist
Verify seller's identity
Check government-issued ID (International Passport, Driver's License, National ID). Ensure photo matches seller.
Confirm seller's address
Visit seller's residence or office. Verify they live/work at the address provided.
Verify seller's relationship to property
Confirm seller is the registered owner or has legal authority to sell (e.g., Power of Attorney).
Check seller's tax clearance certificate
Valid tax clearance shows seller is compliant and capable of legal transactions.
Verify company registration (if corporate seller)
Search CAC to confirm company is registered, directors are valid, and no winding-up petitions.
Check for previous transactions
Ask for references from previous buyers. Contact them to verify seller's reliability.
2. Document Collection Checklist
Certificate of Occupancy (C of O)
Original C of O or certified true copy. Check number, date, and issuing authority.
Deed of Assignment / Conveyance
Document showing transfer from previous owner to current seller. Should be stamped and registered.
Survey Plan
Original survey plan prepared by licensed surveyor. Check beacon numbers and coordinates.
Receipts of previous purchases
Evidence of what seller paid and to whom. Helps trace ownership history.
Power of Attorney (if applicable)
If seller is not owner, verify POA is valid, registered, and specifically grants power to sell.
Governor's Consent (for previous transfers)
Evidence that previous transfers obtained Governor's Consent. If not, chain of title is broken.
Ground rent receipts
Evidence that annual ground rent has been paid. Unpaid ground rent can affect title.
Layout approval (for estate properties)
If buying in an estate, verify government approval of the estate layout.
3. Title & Ownership Verification Checklist
Conduct Lands Registry search
Physical search at State Lands Registry to confirm owner and check encumbrances.
Verify C of O authenticity
Check C of O number against registry records. Confirm issuing authority and date.
Check for encumbrances
Mortgages, liens, caveats, or other claims registered against the property.
Verify chain of title
Trace ownership from original allocation to current seller. Ensure all transfers were legal.
Check for government acquisition
Confirm property is not in an area acquired by government for public purposes.
Verify previous Governor's Consents
Ensure all previous transfers obtained proper consent. Missing consent breaks the title.
4. Survey & Physical Inspection Checklist
Verify survey plan at Surveyor-General's office
Confirm surveyor is licensed and coordinates match government master map.
Conduct physical site inspection
Visit property with surveyor. Confirm land exists and matches survey plan.
Check for boundary beacons
Beacons should be present at all corners. Missing beacons indicate problems.
Verify land size matches documents
Measure or have surveyor confirm size matches what's in documents.
Check access roads
Confirm there's legal access to the property. No access means no development.
Check for encroachment
Look for structures or farming on the land that indicate others are using it.
Assess topography and soil
Is land swampy, rocky, or prone to flooding? This affects development cost.
Check neighborhood characteristics
Is area residential, commercial, or mixed? Are there planned developments nearby?
5. Legal & Litigation Checks
High Court litigation search
Check for pending suits, judgments, or injunctions involving the property.
Check land tribunal records
Some land disputes are heard in specialized land tribunals.
Verify no bankruptcy proceedings
If seller is bankrupt, they cannot legally sell property.
Check for court orders
Any injunctions preventing sale or development of the property.
6. Community & Family Verification
Speak with community leader (Baale/Oba)
Confirm the community recognizes the seller's ownership and right to sell.
Interview neighbors
Ask about property history, previous owners, any disputes.
Meet with family members (for family land)
All adult family members should consent to sale. Document meeting with photos.
Check community development association records
Some CDAs keep records of land owners and disputes.
7. Government & Regulatory Checks
Check town planning authority
Confirm land is in approved development area and zoning permits your intended use.
Verify no road alignment
Check if government plans to build roads through the property.
Check environmental regulations
Wetlands, flood plains, or conservation areas may restrict development.
Verify estate layout approval
If buying in an estate, confirm government approved the layout.
8. Financial & Payment Checks
Confirm market price
Research comparable properties to ensure price is fair. Too cheap = red flag.
Structure payment in stages
Never pay 100% upfront. Typical: 10% deposit, 80% on signing, 10% after registration.
Use traceable payment methods
Bank transfers only. Never cash. Pay to seller's account, not agent's personal account.
Obtain proper receipt
Receipt should reference property, parties, amount, and be signed by seller.
Budget for additional costs
Stamp duty (1-2%), legal fees (5-10%), Governor's Consent (2-3%), registration (1%).
Consider escrow service
For large transactions, use escrow to protect funds until all conditions met.
9. Post-Purchase Checklist
Stamp Deed of Assignment
At Federal Inland Revenue Service within 30 days of signing.
Apply for Governor's Consent
Submit application to Lands Bureau immediately after stamping.
Register Deed at Lands Registry
After consent, register the deed to perfect your title.
Obtain C of O in your name
Apply for your own C of O if property didn't have one.
Pay ground rent annually
Set calendar reminder to pay ground rent each year.
Fence and secure property
Prevent encroachment by fencing immediately after purchase.
Conduct regular inspections
Visit property quarterly or hire someone to check for encroachment.
Store documents securely
Keep originals in bank safe deposit box. Keep digital copies.
Pro Tips
- Always use a independent lawyer—never the seller's lawyer
- Take photos and videos of everything: documents, property, meetings
- Get everything in writing—verbal promises are worthless
- If something feels wrong, pause and investigate further
- Verification costs 1-2% of property value; fraud costs 100%
Red Flags That Should Stop You
- Seller pressures you to pay quickly—"many buyers interested"
- Documents look photocopied, have spelling errors, or poor quality
- Seller refuses to provide documents for independent review
- Price is significantly below market rate
- Seller wants cash payment or transfer to personal account
- No physical beacons on the land
- Neighbors have never heard of the seller
Real Case: The Missing Checklist Item
In 2024, a buyer in Lekki completed all verification except community verification. The documents were perfect, registry search was clean, survey verified. He paid ₦65 million. Three months later, a group claiming to be the original family appeared, saying the seller had no right to sell. The buyer is still in court. Community verification would have revealed the dispute.
Lesson: Never skip any section of this checklist. Each item exists because someone lost money skipping it.
Quick Answers to Common Questions
How long does due diligence take?
Complete due diligence typically takes 10-14 working days. Urgent verification available in 5-7 days.
How much does due diligence cost?
Professional due diligence costs ₦150,000 - ₦350,000 depending on location and complexity.
Can I do due diligence myself?
You can, but professional verification is recommended. Registry processes can be complex, and experience matters in spotting red flags.
What's the most important checklist item?
Lands Registry search. If the registry file doesn't match the seller's documents, nothing else matters.
Download Your PDF Checklist
Print it, share it, use it for every property purchase. Keep a copy in your car for site visits.