Buying land in Ibadan or anywhere in Oyo State can be one of the best investments you’ll ever make — or one of the most painful mistakes, if you skip the land and property title verification process. Every year, buyers lose money on land that turns out to have multiple allocation, unresolved/lingering family disputes, or no valid title at all. In most cases, some of these buyers were first-timers who trusted a smooth-talking and confident agent/realtor. Others had bought land before and simply got comfortable, skipping a step they’d normally take because “the seller seemed genuine.” This guide by the DEVALOP Editorial Team breaks down the three main land title types you’ll come across in Oyo State, how they differ, and exactly how to verify a title before you pay a single naira — including what the process actually looks like on the ground, not just the theory. Why Title Verification Matters More Than Most Buyers Realize A title document tells you who legally owns the land and whether the government recognizes that ownership. Without proper verification, you risk: Here’s the part people underestimate: verification isn’t just about avoiding fraud. Even honest sellers sometimes have incomplete or outdated documentation. A family might genuinely believe their land is properly excised when, on record, the excision was never finalized. Verification protects you from both dishonesty and honest mistakes. Verification usually costs a modest fee and takes a few weeks. Skipping it can cost you the entire value of the land — plus years of legal back-and-forth trying to recover it. The Three Main Title Types in Oyo State 1. Certificate of Occupancy (C of O) A C of O is issued by the state government and is the strongest form of land title you can hold. It confirms that the government formally recognizes you as the legal occupant of the land for a set number of years — typically 99 years, and renewable after the tenure expiration. Getting a C of O usually means the land has already gone through the government’s own verification process: survey confirmation, confirmation that it isn’t under acquisition, and formal registration. This is part of why C of O land tends to command a premium and exclusive price whenever you are intending to resale it — much of the buyer’s own due diligence work has effectively already been done by the government’s process. What it means for you: Land with an existing C of O, or land you can reasonably register a C of O on, is generally the safest option available. It’s easier to resell later, easier to use as collateral for a loan, and considerably harder for anyone to successfully dispute. 2. Excision Excision happens when the government formally releases a portion of previously acquired land back to the original community or landowning family. Land under excision sits a step below full C of O status — it means the community has a government-recognized right to the land, but individual plots within it haven’t necessarily gone through personal government registration yet. This is a common and completely legitimate title type across many parts of Oyo State, particularly in areas that were historically under government acquisition before being released back for community development. Take Ibadan Circular Road corridor for an example, after the state government led by HE, Engr. Seyi Makinde agreed to revert the right of way setback to 150 meters in built-up and densely populated areas from the initial 500 meters to ease resident displacement concerns, such residents would get an official excision from the government after the land had been officially published in the government gazette. If it is not in the gazette, don’t trust anything a realtor or agent is trying to tell you to part with your money. What it means for you: Excised land is generally safer than land with no documentation at all, but the key question is whether the specific excision has actually been registered and gazetted by the Oyo State government — not just claimed by the family selling it. You should also ask whether a personal C of O can eventually be processed on your specific plot once you’ve purchased it, and what that process typically costs and takes. You can get this done via your legal counsel. 3. Governor’s Consent Governor’s Consent applies in a slightly different scenario: when land that already has a C of O is being resold or transferred from one person to another. Under Nigeria’s Land Use Act, the Governor’s consent is legally required for such a transfer to be valid — a private handshake agreement and a signed Deed of Assignment alone are not sufficient to complete the legal transfer. What it means for you: If you’re buying land that already has a C of O from a previous owner, don’t treat the Deed of Assignment as the end of the process. Recently, Devalop Innovations Limited sold a plot along the Akala Express road axis to a client and all documents were duly signed. But one thing is missing, the governor’s consent! We have legally transferred the document but the client still needs to do the needful in order to make the title perfect. Make sure the Governor’s Consent for the transfer into your name is properly applied for and processed — otherwise, in the eyes of the law, the transfer may not be fully recognized, even though you have documents in hand and money has changed hands. Step-by-Step: How to Verify Land Title in Oyo State Step 1: Request the Original Documents Never accept photocopies alone as your starting point for verification, though you’ll typically work from copies during the search process itself. Ask the seller for the original C of O, Excision document, Deed of Assignment, or Survey Plan, depending on what applies to their specific land. A seller who hesitates or repeatedly delays producing originals is giving you useful information before you’ve spent a naira. Step 2: Conduct a Search at the Ministry of Lands, Housing