Document verification is where many property transactions go wrong. Understanding what each document means—and how to verify its authenticity—protects your investment.
Certificate of Occupancy (C of O)
The C of O is the primary title document for land in the FCT. Issued by the FCT Administration, it grants the holder rights to occupy and use the land for a specified period (typically 99 years from the original grant).
What to check:
- Is the document original, not a photocopy?
- Does the name match the seller's identity?
- Is the plot number consistent with the survey plan?
- Are there any encumbrances or charges registered against it?
Verification: Conduct a search at the FCT Land Registry (Abuja Geographic Information Systems - AGIS). This confirms the document is genuine and reveals any registered claims against the property.
Right of Occupancy (R of O)
The R of O is a preliminary title, often granted before the C of O is processed. It's legitimate but represents an earlier stage in the documentation process. Properties with R of O only are typically less expensive, but buyers should factor in the cost and time to convert to C of O.
Survey Plan
The survey plan shows the exact boundaries, dimensions, and location of the plot. It's prepared by a licensed surveyor and registered with the FCT Survey Department.
What to check:
- Is the surveyor's stamp and signature present?
- Does the plot number match the C of O?
- Are the coordinates current and verifiable?
Verification: Commission an independent surveyor to confirm boundaries on the ground match the survey plan. This is especially important for land purchases.
Building Approval
For developed properties, building approval confirms the structure was legally authorised. The Development Control Department issues this after reviewing architectural plans.
What to check:
- Does the approved plan match what was actually built?
- Were any modifications made without approval?
Deed of Assignment
This document transfers ownership from seller to buyer. It should be prepared by a lawyer, signed by both parties, and witnessed. After signing, it must be:
- Stamped at the Federal Inland Revenue Service
- Registered at the FCT Land Registry
Registration is essential—an unregistered deed has limited legal standing.
Tax Clearance
Verify that the seller has paid all applicable taxes on the property. Outstanding taxes can become the buyer's problem after transfer.
Red Flags
- Pressure to close quickly without time for verification
- Seller unable to produce original documents
- Inconsistencies between documents (different plot numbers, names, or boundaries)
- Documents that look recently printed despite old dates
- Reluctance to allow independent verification
