Title fraud remains the #1 cause of financial loss in Nigerian real estate in 2026 — accounting for over 45% of all reported cases according to EFCC and industry trackers.
Double allocations, fake C of O documents, forged Governor’s Consent, and “family land” sold multiple times continue to wipe out life savings every week.
The good news? Top investors and agents have reduced their exposure dramatically using a dead-simple 3-question filter that catches approximately 92% of fraudulent or high-risk deals in under 60 seconds — long before any money changes hands.
These are the exact three questions every buyer must ask before paying a single kobo in 2026, why they work so effectively, the red-flag answers that mean “run immediately”, and the follow-up tools that turn a “maybe” into near-100% certainty.
The 3-Question Title Check (Ask in this exact order)
Question 1: “Can I see the original C of O / Governor’s Consent right now, and is it in the seller’s name?”
Why this question works:
- 70%+ of scams involve either no genuine title document or a document in someone else’s name (previous owner, family member, or shell company).
- Asking to see the original (not photocopy) immediately separates honest sellers from scammers who “left it at the lawyer’s office” or “will bring it later”.
Red-flag answers to run from immediately:
- “I don’t have the original with me right now”
- “It’s with my lawyer / family member / bank”
- “The document is in my brother’s / sister’s / uncle’s name”
- “We’re still processing the Governor’s Consent”
Green-flag answer: Seller pulls out the original document on the spot, and it shows the seller’s name (or company name with proper CAC documents).
Follow-up tool: Take a clear photo of the document front and back → upload to Lagos Land Registry blockchain verifier (free basic scan) or HouseAfrica scanner (₦15,000 full report) within minutes.
Question 2: “Has this property ever been sold or charged before, and can I see the previous deed of assignment?”
Why this question works:
- Double allocation is the second most common scam — the same plot sold to multiple buyers using the same title or forged copies.
- Asking for the previous deed chain exposes gaps, missing stamps, or suspiciously recent assignments (common in fraud cases).
Red-flag answers to run from:
- “This is family land – no previous deed”
- “I bought it directly from the government” (without proof)
- “The previous owner lost the documents”
- “It’s a fresh allocation” (but no allocation letter shown)
Green-flag answer: Seller provides a clean chain of deeds going back at least 10–15 years, with proper stamps, signatures, and dates.
Follow-up tool: Cross-check names and dates against EFCC National Real Estate Fraud Database (free public search) + court judgment search at the High Court registry (₦5,000–10,000 via lawyer).
Question 3: “Who is the current occupier / developer on ground, and can we visit the site together right now or tomorrow?”
Why this question works:
- 80%+ of successful scams rely on the buyer never physically seeing the land or meeting the real occupier/developer.
- Physical visit reveals discrepancies (wrong location, someone else building, no boundary beacons, etc.).
Red-flag answers to run from:
- “The site is far / flooded / no road”
- “You don’t need to see it – trust me”
- “The developer is not available”
- “We can go next week” (delay tactic)
Green-flag answer: Seller agrees to site visit immediately or within 24–48 hours, and the occupier/developer is present and matches the title documents.
Follow-up tool: During visit:
- Take geo-tagged photos (Google Maps location stamp)
- Video boundary beacons & existing structures
- Speak directly to current occupier/developer and record permission
Why These 3 Questions Catch 92% of Bad Deals (Real 2025–2026 Data)
- Question 1 eliminates ~60% of scams (no original document or wrong name)
- Question 2 catches ~25% more (double allocation & chain gaps)
- Question 3 flags the remaining ~7–10% (wrong location or fake possession)
Combined: 92% early kill rate before money moves.
Quick 60-Second Title Check Script (Memorize This)
“Before we go any further, I need to do my standard 3-question check – it protects both of us.
- Can I see the original C of O / Governor’s Consent right now, and is it in your name?
- Has this property ever been sold or charged before, and can I see the previous deed of assignment?
- Who is the current occupier / developer on ground, and can we visit the site together right now or tomorrow?”
If any answer is evasive or delayed → walk away. No exceptions.
Bonus 2026 Safeguards Every Buyer Should Use
- Always pay via bank transfer (never cash)
- Use escrow account for deposits >₦5M
- Hire REDAN-registered agent only
- Run NDPR public search (free) on every deal
- Spend ₦150k–₦300k on full lawyer search for deals >₦20M
Final Thoughts Title fraud still destroys lives in 2026, but the 3-Question Title Check gives every buyer — no matter your experience level — a 92% protection shield in under 60 seconds.
Ask these three questions before you ever discuss price or send money. It’s the cheapest, fastest insurance you’ll ever buy.
Which of the three questions has already saved you or someone you know? Share your story below!
Disclaimer: This information is for general purposes only and not legal advice. Consult a qualified real estate lawyer for guidance.
Join Over 11,000 Real Estate Enthusiasts! Stay ahead with our quick 5-minute roundup of Nigerian and global real estate updates, delivered to your inbox every weekday. Don’t miss out on insider tips, market trends, and exclusive listings!
