How to verify a Certificate of Occupancy before you pay
The Certificate of Occupancy is the strongest land title document in Nigeria — which is exactly why it is the most forged. Before money moves, the document must move through these checks.
This guide is general information, not legal advice. Property transfers in Nigeria involve state-level land registry process — engage a qualified property lawyer for your specific transaction.
1. Ask for the title number, not the photocopy
A scanned PDF proves nothing. What matters is the registration number on the document. Any genuine owner will share it; professionals verify numbers, not images.
2. Confirm it at the lands registry
Every state lands registry (Lands Bureau) can confirm whether a C of O number exists, whose name it carries, and whether the parcel matches. This check costs a small search fee and saves fortunes.
3. Check the survey plan against the ground
The survey plan carries coordinates and beacon numbers. A licensed surveyor can confirm the plot on the document is the plot you stood on — not one two streets away.
4. Match the name on the title to the person you are paying
The bank account receiving your money should belong to the name on the title, or to someone with documented authority to sell for them. A mismatch is a walk-away signal, not a negotiating point.
5. Let a platform do it for you
Xavorian runs this pipeline on every listing: document scan, AI-assisted cross-check against the listing claims, and an automated multi-layer verification audit before anything goes live. Verification becomes the default, not your homework.
Key takeaways
- Verify the registration number at the lands registry — never rely on a photocopy
- Match the survey plan coordinates to the physical plot
- Only pay an account whose name matches the title holder
- On Xavorian this entire pipeline runs before a listing can exist