Every week in Nigeria, dozens of property buyers lose millions to fraudulent land transactions. Some lose their entire life savings chasing “good deals” that vanish before the ink dries.
In an industry flooded with both genuine developers and crafty impostors, understanding how to spot fake land documents is no longer optional—it’s survival.
As a real estate consultant who has helped over 1540+ individuals acquire land safely and profitably, I’ve seen every kind of scam: from cloned survey plans to forged Certificates of Occupancy (C of O).
In this guide, I’ll show you five proven methods to verify property documents before you commit your hard-earned money. The third one, in particular, has saved investors millions.
Conduct the “Eye Test”
Before you even bring in experts, you can perform a quick physical inspection of the documents you’re given by the seller, be it an individual or a development company, what I call the eye test.
Fake land documents often reveal themselves through their look and feel. Genuine government-issued papers, like a registered survey plan or C of O, are printed on thick, textured security paper. They often include visible seals, official stamps, and watermarks.
On the other hand, counterfeit documents are usually printed on plain A4 paper with no texture or watermark.
Here’s what to check for:
Paper quality: Genuine documents are firm, textured, and slightly glossy.
Seals and stamps: Look for embossed or ink-based official seals from government bodies or recognised surveyors.
Signatures and dates: Ensure consistency across pages; mismatched dates, fonts, or ink colour can indicate forgery.
Alignment of property details: Confirm that the land’s name, plot number, and block number are consistent throughout.
For instance, if the survey indicates Block 15 but the deed states Plot 17, even this small inconsistency could signal a major red flag.
Involve the Right Professionals
After completing your basic checks, it’s crucial to consult experts, especially lawyers and surveyors.
Your lawyer should run a title search at the Land Registry to confirm whether the property truly exists and whether the ownership details match what’s on paper.
Your surveyor should help you verify the land’s coordinates on the official cadastral map, ensuring it’s not under government acquisition or gazetted land.
These two professionals can detect what the average buyer may never notice: forged survey coordinates, doctored title histories, and unregistered conveyance deeds.
Pro Tip: Always insist on working with certified professionals who belong to recognized bodies — the Nigerian Bar Association (NBA) for lawyers and SURCON (Surveyors Council of Nigeria) for surveyors.
Verify the Document at the Land Registry
This step alone could save you from 80% of real estate scams.
Even if a seller presents a “genuine-looking” Certificate of Occupancy (C of O) or Deed of Assignment, verify it directly at the government registry.
Each state in Nigeria maintains a land records department, and every legitimate document has a corresponding record copy stored in its archives.
If the land registry is unable to trace or confirm the document, it’s likely that the government never issued it.
I once encountered a “C of O” that looked perfect, crisp, sealed, and even bore the governor’s signature. However, when checked at the registry, no record was found. It turned out to be printed from a cybercafé, not Alausa.
If the government doesn’t have it, you don’t either.
Look for the NBA Stamp
This is one of the most overlooked, yet decisive, signs of authenticity.
Every genuine Deed of Assignment, Conveyance, or Power of Attorney prepared by a licensed lawyer must carry the NBA (Nigerian Bar Association) stamp and seal.
This stamp contains the lawyer’s name, enrollment number, and year of call to the bar as proof that the document was prepared by a practising legal professional.
If your deed lacks this seal, treat it as invalid.
You can even cross-check the lawyer’s name on the official NBA portal to ensure they’re currently registered.
Trust Your Instincts (and Observe Seller Behaviour)
Even when all documents appear clean, the seller’s behaviour often reveals the truth.
Be wary of:
Unusual pressure tactics: “Someone else is paying this evening.” “You must send money now,” or “No time for due diligence.”
Suspicious payment requests: Sellers insisting on cash-only transactions are likely avoiding traceability.
Unrealistically low prices: If it’s too good to be true, it probably is.
Real estate is not a race. A genuine seller gives you time to inspect the property, verify documents, and consult professionals.
Final Thoughts: Due Diligence is Cheaper than Recovery
Many investors lose millions not due to scams, but due to hasty decisions.
A fake document can look flawless, but it will never hold legal weight.
So before you buy land in Nigeria:
Check the paper.
Confirm the registry.
Verify the lawyer.
Inspect the property.
Never rush payment.
Because when it comes to real estate, what you don’t verify, you’ll eventually regret.
Finally,
If you’re planning to buy property in Port Harcourt or anywhere in Nigeria and want a document-verification-backed purchase, let’s talk.
Fill out this form.
