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The short answer
A deed of assignment transfers your interest in the land, but in most states it is not complete until the Governor's consent has been obtained, the deed has been stamped and it has been registered at the state land registry. In Lagos, deeds are to be stamped within 30 days of execution and registered within 60 days; an unstamped deed cannot be registered, and an unregistered one is weak evidence of your title.
Many buyers abroad sign a deed of assignment, receive a copy and stop there. The deed sits in a drawer while the seller's name remains on the state record. That gap is where double sales, family challenges and problems selling later come from. This guide explains why registration matters and the steps, using Lagos as the worked case because its rules are the most widely documented.
Why an unregistered deed is risky
- Consent. Under section 22 of the Land Use Act, a holder of a statutory right of occupancy may not assign it without the Governor's consent first obtained. Section 26 treats transactions contrary to the Act as void. A Legal500 guide by Tope Adebayo LP describes an unconsented assignment in Lagos as inchoate: it binds the parties as a contract but has not fully passed the legal interest.
- Priority. The state record still shows the seller. A later buyer who registers first can complicate your claim.
- Evidence. LawPavilion's guide to powers of attorney over land notes that stamping comes before registration and that a registrable instrument left unregistered is inadmissible in evidence; the same logic is why buyers register deeds.
- Resale and finance. A buyer or lender will search the registry. An unregistered interest is hard to sell, mortgage or pass to heirs.
The three steps: consent, stamping, registration
| Step | What happens | Lagos timing (as described by Legal500) |
|---|---|---|
| Governor's consent | Application to the Lands Bureau with the deed and supporting documents | Lagos advertises a '30 days Governor's consent'; practitioners have reported 3 to 12 months |
| Stamping | Stamp duty assessed and paid; the deed is stamped | Within 30 days of execution |
| Registration | Deed recorded at the Land Registry and given registration particulars | Within 60 days, under the Lagos Lands Registration Law 2015 |
The Legal500 guide also notes that although the seller should in theory obtain consent, the buyer usually does it in practice, and that the Lagos consent application (Form 1C) asks for documents including three years' tax clearance for both seller and buyer, a certified copy of the title, the deed, a survey plan, proof of land use charge payment and the approved building plan where there is a building.
Steps from abroad
- Sign correctly. Execute the deed before a notary public or as your lawyer directs, so it is acceptable in Nigeria. Ask your lawyer how the deed will be dated, because time limits for stamping run from execution.
- Instruct a lawyer in the state. Give them authority to file the consent application, pay fees through official channels and collect documents. A limited power of attorney for this purpose is common.
- Gather your tax documents. Lagos consent asks for tax clearance. If you are not resident in Nigeria, ask your lawyer what the Lands Bureau accepts in its place.
- Get the official assessment. Consent fees, stamp duty and registration fees are assessed by the state. Lagos has publicised reduced fees but its Lands Bureau homepage does not list amounts, so rely on the bill issued for your file, not a quoted 'package price'.
- Pay only into government channels. Lagos says payment is made directly to designated banks. Keep every payment slip.
- Collect the registered deed with its registration particulars stamped on it, and keep a certified copy.
Other states
The same three steps apply in principle across the federation, but forms, fees and portals differ. In the FCT, the Development Control guide for developers lists a registered deed of assignment alongside a power of attorney for transferred plots. Several states now run land administration through online geographic information services. Check the state's own geographic information service rather than relying on Lagos rules. Our guides on searching the Lagos registry online and C of O versus deed of assignment cover the documents themselves.
What to check first
- Is the seller's own title registered? You cannot register an assignment from an unregistered root.
- Has a search been done in the last few weeks, shortly before you sign?
- Do the plot description and survey coordinates in the deed match the survey plan?
- Who pays consent, stamp duty and registration, and is that written in the contract of sale?
Where Pryme fits
Government fees are assessed in naira. With a Pryme account you can hold naira for these payments and send them to your lawyer or the designated account when the bill arrives; the app shows the rate and the fee before you approve any conversion. A verifiable receipt from VerifyDoc.ai helps you keep the paper trail described in our records guide. See verifiable receipts.
Questions people ask
Is a deed of assignment enough to own land in Nigeria?
It is the instrument that transfers your interest, but it should be perfected with Governor's consent, stamping and registration. Until then your position is weaker, especially against later buyers.
How long do I have to stamp a deed in Lagos?
Lagos practitioners describe a 30-day window from execution for stamping and 60 days for registration. Confirm the current rule for your deed with your lawyer, especially if it was signed abroad.
Can my lawyer register the deed while I am abroad?
Yes. Lawyers commonly file consent and registration for clients abroad under a limited power of attorney or letter of authority. You will still need to supply signed documents and, in Lagos, tax clearance or an accepted alternative.
What happens if I never register my deed?
You may struggle to prove your title in court, sell, mortgage or pass the property to heirs, and a later registered transaction could compete with yours.
Sources
- Perfection of title in Lagos State (Tope Adebayo LP, Legal500) · accessed Oct 2026
- Land Use Act, Cap L5 LFN 2004 (PLAC) · accessed Oct 2026
- Lagos State Lands Bureau · accessed Oct 2026
- Power of attorney in Nigeria: the law and practice (LawPavilion) · accessed Oct 2026
- FCT Development Control: developers' guide submissions · accessed Oct 2026
This article is general information, not financial, legal or tax advice. Products described are provided under the terms on this site and are subject to regulation and eligibility.