The Ultimate Guide to Verifying a “Global Acquisition with Excision in Process” Land Title in Lagos State
Navigating the real estate market in Lagos State requires understanding complex legal terminology. One common phrase found in property listings across booming hubs like Ibeju-Lekki, Epe, and Badagry is “Global Acquisition with Excision in Process”.
While these properties often carry lower price tags, they come with substantial structural and legal risks. Purchasing land with an uncompleted excision means buying a property that the government still legally owns.
This comprehensive guide breaks down the legal terminology, outlines a step-by-step verification protocol, and provides answers to frequently asked questions about this land status.
Deconstructing the Terminology: What Are You Actually Buying?
Before initiating the verification process, it is vital to understand the exact legal status of the land:
1. Global Acquisition
Under the Land Use Act of 1978, all land within a state’s borders is vested in the Executive Governor, who holds it in trust for the people. A Global Acquisition means the Lagos State Government has officially earmarked a massive expanse of land for future urban development, infrastructure projects, or public use.
2. Committed vs. Uncommitted Acquisition
- Committed Acquisition: The government has designated this land for a specific project, such as regional airports or highways. You cannot legally own this land. Any structures built here are subject to immediate demolition without compensation.
- Uncommitted (Global) Acquisition: The government has acquired the land but has not yet assigned a specific purpose to it. These lands are eligible for Excision or Ratification (Regularization).
3. Excision in Process
Excision is the administrative process where the state government releases a portion of uncommitted global acquisition land back to the indigenous community or original landowners for private development. Once completed and published in the Lagos State Official Gazette, the land is officially “free”.
⚠️ The Golden Rule: “Excision in Process” is not a completed legal title. It is an active application. Until the process is finalized and gazetted, the Lagos State Government legally retains ownership of the land.
Step-by-Step Verification Protocol
If you are considering a property with this specific status, execute the following rigorous verification protocol:
- Extract the True Boundary Coordinates: Phase 1: Field Work.
Avoid relying solely on the layout or survey plan provided in a developer’s marketing brochure. Retain an independent, registered surveyor to visit the site and physically pick the Global Positioning System (GPS) coordinates directly from the land’s boundary beacons. - Conduct Charting at the Surveyor General’s Office: Phase 2: Technical Verification.
Take the raw coordinates to the Office of the Lagos State Surveyor General in Alausa, Ikeja. Request an official charting report. This technical check plots your coordinates against the state’s master mapping system to confirm if the plot falls within a “Committed” or “Uncommitted” zone. - Verify the Excision File at the Lands Bureau: Phase 3: Administrative Due Diligence.
If the land is uncommitted, request the official Excision File Number from the seller. Visit the Land Use and Allocation Committee (LUAC) or the Land Registry at the Lands Bureau, Alausa. Confirm that the application exists, is active, and has not been rejected or suspended. - Execute On-Site and Community Investigations: Phase 4: Physical & Social Due Diligence.
Conduct a physical site inspection to ensure no “Stop Work” notices from the Lagos State Building Control Agency (LASBCA) are marked on surrounding structures. Interview local community leaders (the Baale or family head) to verify that the family selling the land is the actual applicant listed on the government excision files.
Critical Red Flags to Watch For
When evaluating properties with an excision in progress, be highly alert to these standard real estate irregularities:
- Refusal to Provide File Numbers: If the developer or family representatives refuse to give you the specific government file reference number for the active excision application, halt the transaction immediately.
- The “Deed of Assignment” Deception: Sellers will frequently offer to sign a Deed of Assignment as proof of transfer. Remember: a Deed of Assignment for land under active government acquisition cannot be legally registered at the Lagos State Land Registry until the excision is granted.
- Prices Far Below Market Value: If a plot in a prime development corridor is selling for significantly less than adjacent, gazetted properties, the seller likely knows the excision application faces regulatory rejection or overlaps with a committed government zone.
The Strategic Decision: Should You Buy?
Purchasing land with an active excision application carries specific risks. If you choose to proceed due to the long-term capital appreciation potential, ensure your contract contains a bulletproof indemnity clause drafted by a qualified real property lawyer. This clause must state that if the Lagos State Government denies the excision or claims the land for public infrastructure, the developer or vendor is legally bound to provide an immediate refund or relocate you to a verified alternative site.
For maximum security, look for properties that have already transitioned past the processing phase into full administrative documentation, carrying an official Lagos State Official Gazette Publication Number or a clean Certificate of Occupancy (C of O).
Industry Authority Resources
For further verification of real estate regulatory frameworks, land administration acts, and professional standards, consult these official platforms:
- Land Administration & Policy: Review national property frameworks via the Federal Ministry of Housing and Urban Development or explore statutory limits under the Nigerian Bar Association.
- Surveying Standards: Verify professional licensing and cadastral boundary regulations via the Surveyors Council of Nigeria (SURCON).
- Investment Due Diligence: Access corporate and developer verification resources through the Corporate Affairs Commission (CAC).
Frequently Asked Questions (FAQs)
What does “Excision in Process” mean?
It means the community or developer has applied to the Lagos State Government to release a portion of land from a global acquisition zone. The application is currently moving through bureaucratic channels, but no final legal approval has been granted yet.
Is “Excision in Process” a safe title to buy?
No, it is not a secure land title; it is a statement of pending status. The government can reject the application, approve less land than requested, or designate the area for public infrastructure projects later on.
What is the difference between an Excision in Process and a Gazette?
An Excision in Process is an unapproved application. A Gazette is the final, official government publication that confirms the land has been formally released to the community, making it free from government acquisition.
Can I get a Certificate of Occupancy (C of O) on land with an excision in progress?
No. The Lagos State Government will not issue a C of O on land that is still under active acquisition. The excision process must be fully completed and gazetted before any individual C of O applications can be processed.
Can a developer legally sell land that is under “Excision in Process”?
While developers frequently market these lands, they are selling a future promise rather than a fully secured title. Legally, the root of the title remains vested in the state government until the excision is finalized.
What happens if the government rejects the excision application after I buy?
If the application is rejected, the land remains government property. Any structures built on it are subject to eviction or demolition by state authorities without legal compensation. This is why a legal indemnity clause is critical if you choose to take the risk.
How much does it cost to chart a survey plan at Alausa?
Official government charting fees at the Surveyor General’s office typically range from ₦50,000 to ₦150,000, depending on the specific location, size of the plot, and processing speed.
How long does it take for an excision to be approved and gazetted?
The process is notoriously slow and administrative. It can take anywhere from several months to multiple years, depending on community compliance, survey perfection, and state executive approvals.
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