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The Land Verification Experts on all land matters in Lagos and Ogun State

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How to Avoid Land Fraud in Lagos and Ogun States

Recently Omonile Lawyer was contracted by a Client to carry out a Land Verification Search at Ogidan within the Sangotedo environs of Ibeju Lekki. The Client was very suspicious of the sugar coated incentives that was emanating from the mouth of the Agent.   The Agent stated that the Land was very close to the Lagos Business school Lekki and the purported Seller was a Lecturer in the School and had his intergrity to protect. He said because of the status of the Seller and choice location of the Land, the Seller was only willing to sell the land for N8Million and not a penny less.   When the Client demanded for the documents the land had, the Agent bluntly refused to give out the details of the documents and stated that it was until the Buyer was ready to pay for the land before the documents would be released. With this in mind, the Client invited us to take over the search before his N8Million developed wings to distant lands unknown.   The moment we got in touch with the Agent via phone, we could sense his hostility and he refused to give our surveyor access into the land to carry an onsite inspection to determine the coordinates of the land.   He just took us to one heavily padlocked fenced land and pointed to it as the land that belonged to the Lecturer. We now demanded for the documents to verify that the land belongs to the seller and he said it had a Governors Consent and he reluctantly gave us only the Consent number which we crossed checked at the Land Registry at Alausa.   But we couldn't tell which land was described in the Governor's consent and the land he was showing us because he didn't give us access to compare the coordinates.

What Everybody Ought to Know About the New Lagos Electronic Certificate of Occupancy ( e-CofO)

For almost 4 years Lagosians have been waiting to catch a glimpse of the New Lagos Electronic Certificate of Occupancy (e- C of O) to replace the old Bulky Yellow one in circulation that could easily be cloned.   I am happy to say omonilelawyer.com has finally obtained a copy of the new E-C of O and we are very excited with what we have seen. Here is an Exclusive first Look of all the New Features and additions to make the new Electronic Certificate of Occupancy more Secure and Fraud proof.  

The main thing about this new E-C of O is that it is no longer a huge and bogus Yellow Document that looks like this:

A LAGOS STATE GOVERNMENT RESIDENTIAL CERTIFICATE OF OCCUPANCY

AN OLD LAGOS STATE GOVERNMENT  CERTIFICATE OF OCCUPANCY

  It now comes in the form of a simple deed of assignment or contract that is binded so as to make it very easy to carry around and more aesthestically pleasing. This new E-C of O comes with the following features:

Don’t Buy any Land at Ayobo For Now ooo!!! Lagos State Government is Warning Everybody

A caveat emptor has been placed on land in Ayobo in Alimosho Local Government Area of Lagos State, according to the Permanent Secretary, Lands Bureau, Mr. Hakeem Muri-Okunola.   Muri-Okunola spoke in his office, urging the public to be wary of individuals, families, traditional rulers and communities who sell government acquired land in the area.   He said the land covering 455.76 hectares in Ayobo was acquired by the state government, by virtue of its Official Gazette No 15 Volume 34 of May 5, 2001, adding that it was named Ayobo Residential Scheme.

The Land For Sale that is Under Government Acquisition Omonile Land Scam

This Scam is very rampant especially in Rural Lagos such as in areas like Alimosho, Epe, Egbe, Ikotun, Ifako, Alakukuo, Iba, Iyana paja, Ikorodu, Igbogbo, Ayobo, Badagry and some areas in Ibeju Lekki etc.  
This kind of Land Scam can be traced to some of the Projects that past Lagos State Governors have set aside to be executed in future. For example proposed bridges, schools, government housing schemes, museums, pottery villages, cemeteries or buildings of national or state importance and have allocated hectares of land for this huge projects from these communities.  
At times the government uses its power to take these lands off these communities based on certain reasons best known to them but in almost all these situations they compensate the community they took these lands from and warn them to stay clear off these lands.   Well we all know the way things work in Nigeria. The government might acquire these hectares of Land but information about the location of the land might be very sketchy and they might not even fence it.   But being a Government land it has been recorded in their system and whenever a new administration decides it’s time to look into that project as a priority they will go and acquire their lands but one thing the Government always does, is to put various sign boards around warning people that the land has been acquired by the government and trespassers should beware of the land.   But this is what these Land Scammers would do next:  
1. They will monitor for months the frequency of government officials that come around to view the lands if they are still secure and wait till the visits become less regular.   2. They will now send their boys to go and remove the signboards at night one by one so that you won’t know where the government land starts or ends.   3. They begin to parade and patrol these areas as owners of the land and claim it belongs to their community.

Why it is very Dangerous to buy a Family Partitioned Land without Knowing All the True Joint Owners

One of the most dangerous lands to buy without investigating  its roots, is a family land owned by many children and also known as a PARTITIONED LAND. In fact 50% of land trespass cases I am aware of, deals directly with partitioned land matters.  
A land that has been willed to 2 or more children means it’s a land jointly owned by all the children and that piece and or parcel of land cannot be transferred or sold to another person without the consent of the other member or members of the family.  
Any land sold that does not involve the signatories and approval of ALL the other member or members of the family,  makes that sale null and void legally. It leads to the purchaser losing both his money and land when the other members of the family  appear out of no where to lay claim to the land.   In fact the ploy here is to make the buyer end up paying more money for the land he/she has bought without the consent of the other members and make him/her extremely frustrated. There are so many scams  and styles involved in deceiving the purchaser but I will just run through the most common land partitioning scams for you to beware of and prevent yourself from being a victim.

The Dos and Don’ts of Sponsoring a Survey in a Virgin Omonile Owned Land and How to become an Instant Millionaire as a Land Speculator

A lot of people have called me over the years to give my opinion on this new trend which is Sponsoring the Survey of Virgin Lands owned by Omoniles and i have reserved my comments so as to study it up close and personal before i deliver my verdict on it and this Finally is my own opinion about it.    

WHAT IS A SPONSORED SURVEY IN A VIRGIN OMONILE OWNED LAND?

  This is a process whereby Traditional Family owners of Land (Omoniles) who do not have the financial resources to map out their territorial boundaries to carve out their own portion of land given to them by their forefathers or descendants.   They seek out people who have the monetary or financial muscle to assist them in sponsoring the cost of surveying the whole land that the Traditional Families claim to own and in exchange for that Sponsorship, a certain portion of the lands sponsored will be given to that sponsor to do as he or she pleases.   The sponsor plays a big role in promoting the status of community and is very well compensated for all his troubles. It is a very popular way Land buyers own multitude of lands in Lagos and Ogun but it comes with a catch and below are some of  the pros and cons of sponsoring a Survey Plan if you decide to Venture into it in the nearest future.

Lagos State Proposes 21 Years Jail Term for Land Swindlers and to ban Omonile Foundation and Roofing Fees

Hard times await Omoniles in Lagos who intend to defraud people off their lands by selling innocent buyers other people's lands and demanding foundation fees violently. I would attempt to break down the proposed law in a very simplified manner so as to know what this law stipulates and how to use it to your advantage against those bastards selling other people's lands.   The Lagos State House of Assembly,is proposing a 21 years imprisonment for anyone convicted of land grabbing. The bill stipulates that anyone who sells land to another person knowing that such a land belongs to a third party commits an offence and is liable to 21 years imprisonment upon conviction.   1. OMONILE LAWYER'S SIMPLE EXPLANATION HERE IS THAT, IF YOU SELL ANOTHER PERSON'S LAND THAT DOESN'T BELONG TO YOU EITHER KNOWINGLY OR UNKNOWINGLY, YOU ARE GOING TO JAIL FOR 21 YEARS; SO DON'T ATTEMPT TO SELL A LAND THAT DOES NOT BELONG TO YOU PERSONALLY.   In the bill titled Law to Prohibit Forceful Entry and Occupation of Landed Properties, Violent and Fraudulent Conducts in Relation to Landed Properties in Lagos State, the lawmakers also proposed 10 years for any owner of a landed property who uses violence to seek repossession of his property.   The proposed law, which underwent public hearing on Wednesday 22nd of January 2014 stipulates that as from the commencement of the law, a person or group of persons are prohibited from using force to take over any landed property in the state.   “Any person or group of persons who, having used force to take over a landed property in the state…after the commencement of this law, commits an offence and shall, on conviction, be liable to a prison term of 21 years,” states Section 2, subsection 1 of the 17-section bill.  
No more room for these Violent Rapscallions to invade other people’s land forcefully to resell them. They risk a 21 year jail term

No more room for these Violent Rapscallions to invade other people’s land forcefully to resell them. They risk a 21 year jail term

    2. OMONILE LAWYER'S SIMPLE EXPLANATION HERE IS THAT, IF YOU BELIEVE SOMEBODY HAS TAKEN OVER YOUR LAND AND YOU USE AREA BOYS OR POLICE TO FORCEFULLY REMOVE THAT ALLEGED TRESPASSER FROM THE LAND YOU ARE LIABLE TO GO TO JAIL FOR 21 YEARS. LEARN TO USE THE LEGAL REMEDIES AVAILABLE TO YOU. THIS LAW IS DIRECTED MOSTLY TO OMONILES THAT TAKE OVER PEOPLE'S LANDS FORCEFULLY. PLEASE DON'T BE PART OF THEM.

5 Things I wish I knew before I stupidly Bought and Lost my First Land

Before i became an Expert in Land Verification, i was also once a Victim of Omonile Land Scams and i made so many mistakes prior to purchasing my first land back then which i eventually lost to Omoniles and could not recover because i was clueless about the intricacies of buying a land and the hidden problems that it accompanies .   Back then i assumed buying a land was like buying a car. All you need to do is locate the car you are interested in, meet the seller, inspect the car, pay the seller and drive away with your car but i was totally wrong. Buying a Land in Lagos or Ogun for a first time buyer is an arduous task that requires prayers, patience, skill and intuition.   Here are some of the mistakes i made which i hope you learn from not to make when your about to purchase yours in future:

Why You should never buy a Land in Surulere, Onike, Aguda, Yaba, Ebutte Metta or Ogudu from Omoniles without Certified Lagos State Documents

There is a popular scam going on in Lagos especially in Surulere, Onike, Aguda, Yaba, Ebutte Metta and in some instances in Ogudu where Agents or Land Speculators will show you empty lands in the midst of fully built up Houses and pass it up as lands being owned by Family members that have the right to sell these lands.   My fellow Omonile Lawyer readers, please be warned, this is not true and there is not a chance in Hell that these Omonile Family members are the real owners of these lands.   First and foremost you should know that these areas belong to what is now referred to as "OLD LAGOS" where most of these colonial masters settled in Lagos and the industrial expansion of Lagos Started from these areas and most of these listed areas mention above from way back have REAL OWNERS who derived proper C of Os or have Old deeds of Assignment and have  perfected their stamp duty fees on it hereby giving the  REAL OWNER a proper legal title to the land which has been recognized and has been duly registered at the Land Registry.

Beware of buying lands at Badore in Ajah without doing a search unless your House will be demolished for being too close to the Proposed 4th Mainland Bridge

 If you intend to buy a property in Addo/ Badore Ajah Estates at Ajah Eti-Osa local Government, please don't waste my time and yours. 85% of those lands / Estates there are under government acquisition and are Committed Areas.  Lagos state government has acquired over 300 Hectares of Land in that place and that’s approximately almost 5000 plots.   Anyone who has bought there or is intending to buy there that falls within that Committed Area is just wasting his/her time living in fear of demolition or whatever the government decides to do in that place. Nobody in those committed Areas will be able to get their C of O  or  Governor’s Consent and anyone telling you otherwise is lying.   I will not entertain searches emanating from those areas anymore and i don't need your search money because its getting frustratingly annoying. I am tired of going to the Survey General's office and hearing the same thing that it is a problematic area. Buyers Beware:   The 300 hectares I am talking of here are lands that are very close to the proposed 4th Mainland Bridge. For crying out loud, do you want to build a house close to a major bridge? Any house obstructing the creation of that bridge will be demolished with no remorse or compensation from the government.  
Ultimately it will lead to a massive demolition of those properties that are located within those 300 hectares of land that are under acquisition and committed and Omoniles will not refund any part of the money they collected that will lead those this impending demolition in future. Be wise and avoid places that are under acquistion or committed by doing a proper land search!

Ultimately it will lead to a massive demolition of those properties that are located within those 300 hectares of land that are under acquisition and committed and Omoniles will not refund any part of the money they collected that will lead those this impending demolition in future. Be wise and avoid places that are under acquisition or committed by doing a proper land search!

  I have heard so much lies and false rumors about the Government relocating the 4th Mainland bridge because of these Estates there. How will they know?