- Never pay until the seller, the title and the land itself have all been independently checked.
- A survey plan and an official search at the relevant land registry are essential.
- Pressure to pay quickly, or to pay in cash to an individual, is a warning sign.
The Short Answer
Land disputes are among the most expensive mistakes a buyer can make. The rule is simple: do not pay until you have checked three things. Who owns the land, what documents prove it, and whether anything stops you from using it. Do each check yourself or through a professional you hired, never only through the seller.
This guide is general information. Rules differ by state, so involve a qualified property lawyer and a licensed surveyor before you commit money.
Know the Types of Title
Ask what kind of document the seller holds. Common ones include a Certificate of Occupancy, a Governor consent, a registered deed of assignment, and a survey plan. Some sellers offer only a receipt or a family agreement, which is much weaker proof of ownership.
Ask for the original documents and the full chain of how ownership moved to the seller. Gaps in that chain are where problems hide.
Check the Ownership Yourself
Have your lawyer run an official search at the land registry to confirm the owner, any registered mortgages and any other claims on the plot. Do not rely on a search result the seller provides.
Compare the names on the documents with the seller. If the seller is acting for someone else, ask for a properly signed power of attorney and confirm it with the owner directly.
Check the Land Itself
Visit the plot more than once, at different times. Talk to neighbours and nearby residents about who uses it and whether anyone has claimed it. Hire a licensed surveyor to confirm the plot matches the survey plan and to check boundaries.
Find out whether the land falls under a government acquisition, a road setback, a drainage channel or a committed development plan. Land can be genuine and still be unusable.
Warning Signs
Be careful if the price is far below nearby plots, the seller rushes you, or you are asked to pay cash into a personal account. Also be careful if documents are photocopies only, if the seller will not allow a registry search, or if several people claim to be the owner.
Once you decide to buy, pay by traceable bank transfer to the account named in the agreement. Keep every receipt, sign a proper agreement drafted by your lawyer and register the transaction promptly.
Questions to Ask the Seller
Ask how and when the seller acquired the land and request the documents showing it. Ask whether anyone else has an interest in it, whether it has ever been sold or pledged before and whether any family members or community leaders need to consent. Ask whether there are any outstanding fees or charges on the plot.
A genuine seller answers openly and does not mind you checking. If answers change, or the seller avoids direct questions, treat that as a reason to slow down or walk away. Write down the answers and share them with your lawyer.
Your Lawyer, Your Surveyor and the Costs
A property lawyer checks the documents, runs the searches and drafts the agreement. A licensed surveyor confirms the boundaries and produces or verifies the survey plan. Their fees are small compared with the cost of losing the plot, so budget for them from the start.
Also plan for the other costs of a purchase, such as agreement and registration fees, stamp duty, consent fees and any government charges that apply in your state. Ask your lawyer for a written list so there are no surprises.
After You Buy
Registering the transaction is what protects you. Complete the registration promptly, keep the original documents safe and make certified copies. Take possession of the land properly and consider fencing and visible markers, subject to local rules.
Do not leave the plot empty for years without any sign of ownership. Visit regularly, pay any ground rent or levies due and keep every receipt. A little attention after purchase prevents many disputes.
Action Checklist
- Ask for original documents and the full ownership history
- Hire a property lawyer and a licensed surveyor
- Run an official search at the land registry yourself
- Visit the plot several times and speak to neighbours
- Check for acquisition, setback or drainage issues
- Pay by traceable transfer, sign a lawyer-drafted agreement and register it
