Understanding Nigerian Land Titles: C of O, Excision, and Gazette 

Introduction: Why Land Titles Matter More Than Ever

Buying land in Nigeria can be one of the most rewarding investments, especially for Nigerians in the diaspora seeking to build their roots back home. But amid the excitement, a single oversight—such as ignoring the type of land title—can lead to legal disputes, financial loss, or heartache.

Understanding Nigerian land titles: C of O, Excision, and Gazette isn’t just paperwork; it’s about securing your future, protecting your investment, and navigating Nigeria’s land market confidently.

In this guide, we break down the three most important land titles every diaspora buyer must know: Certificate of Occupancy (C of O), Excision, and Gazette. We’ll explore what they mean, how they work, and actionable steps you can take to ensure the land you’re buying is safe and legitimate.

What is a land title?

A land title is an official document that proves legal ownership or interest in a parcel of land. In Nigeria, land ownership is governed primarily by the Land Use Act of 1978, which vests all land in each state in the hands of the state governor. So, when you “own” land in Nigeria, you’re technically leasing it from the government—often for a period of 99 years.

There are several types of land titles in Nigeria, but for diaspora buyers, the most relevant and widely recognized are

• Certificate of Occupancy (C of O)
• Excision
• Gazette

1. Certificate of Occupancy (C of O)

What is a C of O?

A Certificate of Occupancy (C of O) is the most recognized proof of land ownership in Nigeria. Issued by the state government, it confirms that the holder has been granted legal rights to occupy and use the land for a specific purpose—usually residential, commercial, or agricultural.

Why It Matters

A C of O offers the highest level of legal security. It means the land is no longer under acquisition by the government, and its ownership has been formally recognized. For buyers abroad, especially those wiring large sums of money home, this title offers peace of mind.

Example:

Imagine you find land in Lekki, Lagos, advertised for sale. If the land has a C of O issued by the Lagos State Government, it means the land has been vetted and allocated to an individual or organization, and you can verify its status via the Land Registry.

Actionable Tip:

Always ask to see the original C of O document and cross-check the details with the state’s land registry. You can engage a property lawyer to conduct this due diligence for you.

2. Excision

What is an excision?

An excision is a process where the government releases a portion of land to the original community or indigenous people, making that land available for individual ownership. Before excision, the land is considered “under government acquisition,” meaning it’s not legally safe to buy or develop.

Why It Matters

Buying excised land means you’re dealing with a parcel that was previously under government acquisition but is now legally released. While an excision doesn’t carry the same weight as a C of O, it is still recognized and regularized, especially when supported by a Gazette (more on that next).

Example:

Let’s say a family in Ibeju-Lekki offers you land. If that land falls within an excised portion of the community’s land, it’s now available for purchase and development, pending further title upgrades like a C of O.

Actionable Tip:

Insist on a survey plan showing the excised portion and verify with the state’s land bureau. This is crucial to avoid buying land that is still under acquisition.

3. Gazette

What is a gazette?

A gazette is an official government publication that documents lands that have been excised. When a land is excised, the details of the excision are recorded in the Gazette, making it publicly accessible and legally recognized.

Why It Matters

If a land is “gazetted,” it confirms that the excision has been officially documented and published by the government. This makes it one of the safest land titles to invest in before a C of O is issued.

Example:

Suppose a real estate company tells you their estate land is “gazetted.” This means the community’s land excision has been officially recognized and recorded by the government, which you can cross-reference in the Gazette book available at the Ministry of Lands.

Actionable Tip:

Request the Gazette number and confirm the excision through a property lawyer or land consultant. Ensure the exact coordinates of the land fall within the gazetted area.

Common Pitfalls to Avoid as a Diaspora Buyer

1. Assuming all land is safe, many lands in Nigeria are under acquisition or litigation. Avoid informal or undocumented sales.
2. Lack of verification: Don’t rely solely on agents. Hire a lawyer and conduct a land title search through the Land Registry.
3. Buying family land without excision: If the land hasn’t been excised or gazetted, it may still be under government acquisition—even if it’s been “in the family for generations.”
4. No survey plan or deed of assignment: Even if the title is solid, ensure there is proper documentation of the land transfer to your name.

Upgrading Land Titles: From Excision or Gazette to C of O

Many lands with excision or gazette can eventually be upgraded to a C of O. Here’s how the process generally works:

1. Obtain a survey plan and site inspection report.
2. Submit an application to the Land Use Allocation Committee (LUAC).
3. Pay the required fees (which vary by state).
4. Wait for approval and issuance of C of O.

For diaspora buyers, it’s advisable to work with reputable property consultants or law firms that can handle these processes on your behalf.

How to Confirm a Land Title in Nigeria

To confirm a land title, follow these steps:

• Get the survey plan and land coordinates.
• Visit the State Land Registry or use online verification portals (some states like Lagos and Abuja have digital records).
• Hire a property lawyer or trusted real estate consultant to run a title search.
• Request the Deed of Assignment and ensure it’s registered with the appropriate authorities.

Red Flags to Watch Out For

• “Free from government acquisition” claims without documentation.
• No visible or verifiable survey plan.
• Seller cannot produce the title document (C of O, Gazette, etc.).
• Land is in a flood-prone or disputed area.
• Pressure to pay quickly or avoid due diligence.

Invest Smart, Secure Your Future

For Nigerians in the diaspora, investing in land back home is a powerful way to reconnect, generate wealth, and plan for the future. But it’s not without risks—especially when land titles are misunderstood or overlooked.

By understanding  Nigerian land titles—C of O, Excision, and Gazette—you position yourself as a smart investor, not just a hopeful buyer. Insist on transparency, documentation, and legal verification. Don’t cut corners.

Remember: cheap land with no title can become the most expensive mistake you ever make.

So, take your time. Do your due diligence. And always work with professionals who understand the terrain.

Before you send that next remittance or sign any papers, ask: “What land title does this property have?” If the answer isn’t clear—or isn’t C of O, Gazette, or Excision—it’s time to step back and dig deeper.

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