Buying property in Abuja can be one of the most rewarding investments you will ever make if done correctly. Unfortunately, Abuja also has a high incidence of land fraud, defective titles, multiple allocations, and government revocations.
At Lawhaven Solicitors & Advocates, we regularly encounter clients who come to us after payment has been made, only to discover that the land is encumbered, revoked, or outright fake.
This article provides a practical due diligence checklist every prospective buyer must follow before committing funds to any property in Abuja.
1. Confirm the Nature of the Land
Before anything else, determine what category of land you are dealing with:
- Federal Capital Territory (FCT) land
- Area Council land
- Private or family land
- Estate-allocated land
Each category has different approval authorities, documentation, and risks.
Many disputes arise because buyers assume all lands in Abuja are treated the same, they are not.
2. Verify Ownership Documents
Never rely on verbal assurances or photocopies alone. Proper due diligence requires examining original documents, including:
- Right of Occupancy (R of O)
- Certificate of Occupancy (C of O)
- Deed of Assignment / Deed of Sublease
- Allocation Letter
- Registered Survey Plan
Pay close attention to:
- The name on the title
- The land description
- Consistency across all documents
- Any mismatch is a red flag.
3. Conduct AGIS Search (Where Applicable)
The Abuja Geographic Information Systems (AGIS) search is non-negotiable for FCT lands.
An AGIS search helps confirm:
- True ownership
- Current status of the title
- Whether the land has been revoked, encumbered, or reallocated
Be aware that embargoes or restrictions may exist for certain categories of land (e.g., Area Council lands). In such cases, professional interpretation is critical.
4. Investigate the Land Use and Zoning
Not all land can be used for all purposes.
Due diligence must confirm:
- Approved land use (residential, commercial, mixed use, agricultural)
- Compliance with Abuja Master Plan
- Whether proposed development aligns with zoning regulations
Buying a residential land for commercial development without approval may lead to demolition or refusal of building permits.
5. Physical Inspection of the Property
A site visit is essential and should not be outsourced casually.
During inspection, verify:
- Actual location and boundaries
- Whether the land is built upon or encroached
- Presence of squatters, villagers, or adverse occupants
- Accessibility and road alignment
Many buyers discover too late that the land on paper is not the land on ground.
6. Check for Encumbrances and Disputes
Ensure the property is free from legal and financial burdens, including:
- Mortgages or charges
- Pending litigation
- Family disputes or communal claims
- Government acquisition notices
A property involved in litigation can take years to resolve, if at all.
7. Confirm Seller’s Capacity and Authority
Confirm that the seller has legal capacity to sell.
Key questions include:
- Is the seller the actual owner?
- Is the seller a company, family head, estate, or attorney-in-fact?
- If acting under a Power of Attorney, is it valid, stamped, and registered?
Many fraudulent transactions arise from unauthorized agents and impostors.
8. Review Estate or Developer Documentation
Where buying from an estate or developer, request and verify:
- Layout approval
- Government consent or allocation
- Evidence of bulk allocation
- Development permits
An estate without proper approvals can be demolished, regardless of individual buyer documents.
9. Ensure Proper Drafting and Execution of Legal Documents
All transaction documents must be:
- Professionally drafted
- Correctly executed
- Stamped and registered at the appropriate registry
Poorly drafted deeds can invalidate an otherwise legitimate transaction.
10. Engage a Property Lawyer Early
Perhaps the most important step is engaging a competent property lawyer before payment is made.
A lawyer will:
- Conduct comprehensive due diligence
- Interpret technical land records
- Negotiate protective clauses
- Prevent costly mistakes
Legal fees are insignificant compared to the cost of losing a property.
Final Thoughts
Abuja property transactions are high-value and high-risk. The difference between a successful investment and a disastrous loss often lies in thorough due diligence.
At Lawhaven Solicitors & Advocates, we provide end-to-end property due diligence, title verification, documentation, and transaction support to ensure our clients acquire property with confidence and peace of mind.
Before you buy, verify. Before you pay, investigate.