Property due diligence in Lagos goes far beyond a viewing. This guide covers title searches, structural checks, landlord verification, and the documents that matter.
Property due diligence is the process of independently verifying all material facts about a property before you commit to buying it. In Lagos, this process is significantly more complex than in many other markets because there is no centralised searchable land register, title chains can be long and contested, building plan approvals are frequently not filed, and the physical condition of properties is rarely documented by sellers.
1. Title Verification
The single most important due diligence step is confirming that the seller has an unencumbered legal right to sell the property. This involves physical inspection of the original title documents (C of O, Governor's Consent, or Deed of Assignment), a Land Registry search to confirm the documents are registered and unencumbered, and verification that no adjacent or family claims exist on the land.
2. Structural Survey
A structural survey conducted by a qualified engineer will identify: foundation integrity issues (particularly common in reclaimed land areas near the Lagos Lagoon), evidence of flooding or water ingress, roof condition, load-bearing wall integrity, and the condition of electrical, plumbing, and drainage systems. A visual inspection alone is never sufficient.
3. Building Plan Approval
Every structure in Lagos State must have an approved building plan from the Lagos State Physical Planning Permit Authority (LASPPPA). Many properties — particularly older builds and those on family land — were constructed without approval. An unapproved structure is technically subject to demolition, and this risk must be factored into any purchase decision.
4. Infrastructure and Service Checks
- Electricity: PHCN/IKEDC supply reliability and transformer capacity for the estate
- Water: borehole condition and water table depth, evidence of seasonal flooding
- Road access: all-season accessibility, road maintenance responsibility, and gate security
- Internet infrastructure: fibre availability for remote-working professionals
5. Service Charge and Estate Records (Apartments Only)
For apartment purchases, obtain the service charge budget and accounts for the past two years, evidence of reserve fund contributions, minutes of residents' or management company meetings, details of estate maintenance contracts, and confirmation of any ongoing disputes or litigation involving the estate.
Sellers are not required to disclose defects in Nigeria: Nigerian property law generally operates on caveat emptor (buyer beware). The seller is not legally obliged to disclose structural defects, disputed boundaries, or service charge arrears. This places the entire burden of discovery on the buyer's due diligence process — making independent professional advice essential.
