How Omonile Land Scams Work in Epe [Uncovered Secrets]

We are finally going to expose how Omonile land scams are happening in Epe and how you can totally avoid it.

Land scams are quite common in this part of the world. Someone buys land at a great price, ticks that off their list, and now looks forward to developing the land. Or reselling. Only to find out that the land isn’t legally theirs.

Maybe someone else claims ownership, or worse, they discover that the land was sold to multiple buyers. Unfortunately, this is a familiar story in Epe, Lagos. And at the center of it all is the notorious Omonile scammers.

If you’re planning to buy land in Epe or anywhere in Lagos, you need to stop and first understand how Omonile land scams work. Thankfully, this article uncovers the secrets behind these scams, so you can know how they work and protect yourself from losing your hard-earned money.

Who Are the Omonile?

The term Omonile translates to “children of the landowners” in Yoruba. In Lagos, this refers to the descendants of original landowners or families who historically owned large tracts of land.

Traditionally, they have the right to sell family land or allocate portions for development. However, with Lagos’ rapid urbanization and rising real estate values, some Omonile have turned these rights into a profitable yet deceptive business.

Now, what used to be a harmless business partnership has become a source of worry and fraud. This is why you need to keep your eyes open when dealing with owners of family land.

Why Are We Spotlighting the Fraudulent Land Activities in Epe?

You’re probably wondering why our spotlight is on Epe. Well, Epe has recently become a competitive area in Lagos state real estate. And for so many reasons.

One, it is still not a mega city, so it still has the appeal of a suburban area. Then, there’s also the expanding road network like the new Lekki-Epe Expressway which connects it with Lekki Phase 1. And of course, proximity to development projects like the Lekki Free Trade Zone and Dangote Refinery.

All of these attract property investors looking for affordable lands with high appreciation potential.

According to recent statistics, land prices in Epe have increased by about 100% over the last five years. This growing demand makes the town a prime target for land scammers looking to exploit unsuspecting buyers.

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How Omonile Land Scams Work in Epe

Omonile land scams are usually well-coordinated schemes that involve deceit, manipulation, and sometimes force. Here’s how they pull it off:

1. Multiple Sales of the Same Land

One of the most common scams is selling the same plot of land to multiple buyers. Here’s how it works:

An Omonile finds a prospective buyer and shows them the land. Everything looks legit. Most times, there’s even a survey plan in place.

Once the buyer pays, they get a receipt or a deed of assignment. But it doesn’t end there. Unknown to the buyer, that same land is sold to another unsuspecting buyer.

Weeks or months later, both buyers show up, and chaos ensues. At this point, the Omonile either disappears or claims ignorance, leaving both parties to battle it out legally.

Why does this happen? Because in many cases, there is no centralized land record system among the Omonile. Also, they exploit the fact that many buyers do not conduct thorough due diligence.

2. Fake Land Documents

Some Omonile go as far as forging land documents to make the sale look authentic. This can include:

Counterfeit survey plans
Forged Certificates of Occupancy (C of O)
Fake Governor’s Consent or Excision documents

They present these documents to buyers who don’t know how to verify their authenticity. Once the money changes hands, the buyer later discovers the fraud when they try to register the land or begin development.

When this happens, the buyer is then left to sort out the land issue and try to get back their money, which in most cases, is gone forever.

3. Land Grabbers (Ajagungbale) and Forced Resales

Sometimes, after selling the land, Omonile might come back with a group of thugs, claiming the land is theirs or that the buyer didn’t pay in full. This tactic is meant to intimidate the buyer into paying more money.

They might demand additional fees for “family consent,” “community development,” or even “youth dues.” In more extreme cases, they may resell the land to another buyer, claiming the first transaction was void.

This form of extortion is common in Epe, especially in fast-developing areas where land value appreciates quickly. The point is; that people get greedy and try to scam unsuspecting buyers so they can get a piece of the pie.

4. Encroachment and Boundary Disputes

In some instances, the land sold does not correspond to the agreed size or boundaries. This is how it works:

The buyer is shown a large piece of land but is sold a smaller portion within that land. Later, the buyer discovers that neighboring landowners are claiming part of their property.

When the matter gets to a heated point, the buyer may find out that the Omonile sold overlapping plots, leading to boundary disputes.

Without proper surveys and registration, resolving these disputes can be a nightmare. In the end, these disputes may end in costly legal battles, with no clear resolution in sight.

5. Selling Land with False Claims of Excision or Freehold

In Lagos, an excision is a government process that releases land back to the community for private ownership. Fraudsters take advantage of this by selling land that supposedly has an excision in process, which often turns out to be false.

Buyers are lured with the promise of future documentation that never materializes. On the other hand, some fraudsters sell land that has been designated for government projects or is under government acquisition.

As a buyer, if you’re unaware of the land’s status and invest your money in it, it’s possible to face demolition or eviction when the government reclaims the property.

To save yourself the stress of being a victim of Omonile land scams in Epe, purchase your next property in Epe from Affable Homes Ltd. Send a WhatsApp message now, https://wa.me/2349134056630.

Why Do People Fall for These Scams?

Several factors make buyers vulnerable to Omonile scams:

Attractive Prices

Epe lands are marketed at irresistibly low prices, attracting budget-conscious buyers. If you’re someone who likes to buy things at affordable prices, you may need to be careful when you come across land with very low prices.

Ignorance of Due Diligence

Many buyers are unaware of the necessary steps to verify land ownership and authenticity. So, they either ignore the due diligence they should do or just do a surface check. Either way, a lack of proper due diligence can be costly when buying land in Epe.

Trusting Verbal Agreements

Some buyers trust verbal assurances or handshake deals without insisting on proper documentation. Understanding that nothing beats documentation in real estate transactions will save you a lot of regrets.

Desperation and Fear of Missing Out

With Epe’s rapid growth, buyers rush to secure land before prices skyrocket, leading to hasty decisions. It’s great to buy land in Epe. We certainly recommend you do so. But make sure to do your due diligence before you part with your money.

Red Flags to Watch Out For

To avoid falling victim, look out for the following warning signs:

No Title Documents or Incomplete Paperwork

If the seller cannot provide genuine documents like the Deed of Assignment, Survey Plan, or Certificate of Occupancy, that’s a red flag.

Urgency to Close the Deal

If the Omonile pressures you to pay quickly to avoid “losing the land,” be very cautious.

Discrepancies in Documents

Mismatched names or inaccurate survey details could indicate forgery. So, double-check every document to be sure there are no discrepancies.

Suspiciously Low Prices

If the deal seems too good to be true, it probably is. Don’t get greedy, ask questions and consult with reputable real estate professionals to help you.

Multiple ‘Owners’ Showing Up

If different people keep showing up, each claiming to be the rightful owner or family representative, be careful. It’s better to walk away than trying to find out who the real owner is.

How to Safeguard Yourself

To protect yourself from Omonile land scams, follow these steps:

Conduct Proper Due Diligence. Verify the land’s title at the Lagos State Land Registry. Engage a registered surveyor to confirm the survey plan and land boundaries. Check for any government acquisitions or encumbrances.
Use a Real Estate Lawyer. An experienced real estate lawyer can help you verify the authenticity of the land documents, draft legal agreements that protect your interests, and conduct a thorough search at the Land Registry.
Get a Governor’s Consent. In Lagos, any land transaction without a Governor’s Consent is considered incomplete. Make sure to get this to secure your ownership legally.
Buy from Reputable Real Estate Companies. Consider buying from reputable real estate companies instead of individual sellers or Omonile. These companies usually have a better track record and provide genuine title documents.

Legal Recourse and Government Intervention

If you fall victim to an Omonile scam, you can file a legal suit, although this can be lengthy and costly. Another option will be to seek mediation through community leaders if it’s a boundary or family dispute.

But best of all, there is a government intervention in place to protect genuine land buyers from fraud. To curb Omonile land scams, the Lagos State Government established the Special Task Force on Land Grabbers in 2016.

According to the Lagos State Ministry of Justice, this task force was set up to resolve land-related disputes and prosecute land grabbers. So you can report the case to the Lagos State Special Task Force on Land Grabbers if you or someone you know experiences Omonile-related scams.

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Conclusion: Don’t Be the Next Victim

Omonile land scams in Epe are well-orchestrated schemes that have trapped many unsuspecting buyers. It could be through different means such as fake documents or multiple sales of the same land.

The point remains that these scams can lead to financial losses and lengthy legal battles. And nobody wants this for their hard-earned money.

However, if you keep your eyes open and conduct thorough due diligence before buying any piece of land in Epe, it’s easier to spot these scams on time and run away from them.

If you’re thinking of buying land in Epe, do it the right way. Consult with professionals today and get all the help you need. Protect your investment and peace of mind.

Which of these Omonile land scams have you heard about in Epe or Lagos in general? Share with us your experience.

To explore any of our real estate investment packages like land banking, retirement plan, kids education investment plan, trade apprenticeship plan or if you want to purchase some plots where you will have residential or commercial buildings, send an email to us at info@affablehomes.com.ng or call +2349134056630.

How Omonile Land Scams Work in Epe [Uncovered Secrets]

Who Are the Omonile?

Why Are We Spotlighting the Fraudulent Land Activities in Epe?