- Never pay on a seller's word, a receipt or a site visit alone.
- Use your own lawyer and licensed surveyor, not the seller's.
- Search the land registry and register your interest after you pay.
The Short Answer
Never pay for land on the strength of a seller's word, a receipt or a nice site visit. Verify the title at the land registry, check the survey plan against the actual plot and use a lawyer and a licensed surveyor you chose yourself. Paying for these checks is small compared with losing the land. This guide is general information, not legal advice, and rules differ by state.
Know What the Seller Is Offering
Ask exactly what kind of title the seller holds. Common documents include a Certificate of Occupancy, a Deed of Assignment, a Governor's Consent, a survey plan and a receipt. A receipt or an agreement alone does not prove ownership. Ask for copies first, then ask to inspect the originals during verification.
Step-by-Step Verification
1. Visit the land. Go with the surveyor, not only the agent. Check who is physically using it and speak to neighbours.
2. Check the survey plan. A licensed surveyor can confirm that the plan is genuine, is registered with the state surveyor-general's office and matches the plot's coordinates.
3. Do an official search. Your lawyer should search the land registry to confirm the owner on record and see whether the land has any mortgage, court case or other encumbrance.
4. Check government acquisition. Ask the relevant ministry whether the land is under acquisition, a right of way or a government scheme.
5. Confirm the seller's identity. Check that the person selling is the true owner or has a valid power of attorney. For family land, confirm that all family members who must agree have signed.
6. Review the documents with a lawyer. Have the deed prepared by your lawyer, not the seller's.
Red Flags
Walk away or slow down if the seller pressures you to pay today, refuses an official search, will only accept cash or offers a price far below the area average. Be careful if several agents claim to sell the same plot, or if the seller cannot show how they acquired it.
Paying and Registering
Pay into a traceable account, ideally a company account for a company and never to a person you cannot identify. Get a receipt and a signed deed. After payment, move quickly to register your interest and, where required, obtain the Governor's Consent, as unregistered land is open to disputes. Costs and steps differ by state, so confirm them with your lawyer.
Action Checklist
- Ask the seller for the title documents and survey plan
- Hire your own lawyer and licensed surveyor
- Confirm the survey plan and plot location on the ground
- Search the land registry for owner and encumbrances
- Check for government acquisition or right of way
- Pay only to a traceable account and keep every receipt
- Register the transaction and obtain Governor's Consent where required
