A survey plan is one of the land documents that land buyers and sellers cannot ignore in land transactions in Nigeria. Everywhere in Nigeria, this document exists to serve as both a proof of ownership and a guide to understanding the boundaries of a particular piece of land.
If you’ve ever bought or are considering buying land, understanding the importance of a survey plan is essential. If you know what a survey plan is and how it works, then it becomes easier to avoid disputes, scams, and legal troubles.
In this article, we’ll break down everything you need to know about survey plans in Nigeria. We shall start with their definition and uses, and how to prepare, verify, and legally recognize a survey plan in Nigeria. Let’s begin.
What Is a Survey Plan?
In Nigeria, a survey plan is a document that provides a detailed description and layout of a piece of land. It is prepared by a registered surveyor and outlines the precise measurements, boundaries, and coordinates of the land in question.
Think of it as the blueprint of the land that indicates where it begins and ends. It also shows the size of the land, its geographical location, and whether it falls within government-designated areas such as excised or committed lands.
Survey plans are recognized by law as essential in proving land ownership in Nigeria. They are indispensable for property owners, developers, and prospective buyers, as they help prevent disputes over land boundaries—a common issue in Nigeria.
Why Is a Survey Plan Important in Nigeria?
Here are a few reasons why you cannot afford to overlook the survey plan:
1. Legal Recognition/Proof of Ownership
A survey plan is important for securing land ownership in Nigeria. Without it, you might face legal challenges from neighboring landowners or government agencies.
It helps to ensure that your land is registered and recognized under Nigerian property law.
2. Avoiding Boundary Disputes and Encroachments
Boundary disputes are common in Nigeria, especially in rapidly developing areas. A survey plan helps settle such disputes by clearly defining your land’s limits. It eliminates confusion and provides a legal basis for resolving conflicts.
By clearly defining boundaries, a survey plan prevents accidental or intentional encroachment on neighboring properties. So, with a survey plan drawn up and registered, it will be easier to instantly address any form of encroachment on your property.
3. Land Use Verification
In Nigeria, some areas are designated for specific purposes (e.g., government projects, and agricultural use).
A survey plan shows whether your land is free from such restrictions and what the government allows your land to be used for.
4. Required for Development/Building Approvals
If you’re planning to build on your land, government authorities will demand a survey plan before granting building permits.
This document ensures that your construction complies with local regulations. This is another reason you should get one if you don’t have it already.
5. Facilitates Land Valuation
Survey plans are important for determining the value of land. It’s often required during sales, mortgage applications, or when seeking compensation for government-acquired land.
While it may be required alongside your title documents, it serves a purpose in knowing the value of your land for other secondary purposes.
6. Required for Title Documents
To process a Certificate of Occupancy (C of O) or Governor’s Consent, you must submit a survey plan.
Regardless of the state you are in, a survey plan is one of the documents you must present. This helps to solidify your claims of ownership on the land you want to get a Certificate of Occupancy for.
7. Ease of Future Transactions
If you decide to sell or transfer ownership, having a survey plan speeds up the process and boosts the credibility of your property.
In fact, before any buyer takes you seriously, you will produce your survey plan along with other documents for them.
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What Does a Survey Plan Contain?
In case you’re in the process of getting a survey plan or verifying one that is shown to you by a property seller, you need to know what you should look out for.
Every valid survey plan in Nigeria includes the following details:
Surveyor’s Information
The name, address, license number and signature of the registered surveyor who did the survey mapping.
Survey Plan Number
On the survey plan document, you will find the survey plan number. The survey number is a code that is used to identify or trace your plot within the land registry system. This number shows that the survey plan has been registered by the surveyor who measured the land.
Coordinates and Boundaries
A valid survey plan should show precise GPS coordinates. These are latitude and longitude points that specify the exact location of the land on the map. The survey document also shows the physical boundaries, scale, size and plot dimensions of the land.
Landowner’s Information
The name of the individual or entity owning the land (the titleholder). This must be written clearly in the document without any alterations.
Purpose of the Plan
A genuine survey plan shows whether the land is for residential, commercial, agricultural, or industrial purposes. The document often states this clearly.
Beacon Numbers
Beacons are physical markers you will see on the land to define its boundaries. The numbers corresponding to these markers appear on the survey plan.
State and Local Government Details
The survey plan shows the state, local government, and district where the land is situated. This goes down to the specific address of the property/land.
A Diagram of the Land
The document usually contains a drawing that represents the land in scale, showing its shape and boundaries. Here, you will also find the starting point which represents the exact location where the land survey begins. It is marked with coordinates (like GPS points) to identify the location on a map.
Government Approval Stamp/Incription stamp
A stamp indicating approval by the Office of the Surveyor General in the state where the land is located. Also, look out for the inscription stamp which often contains the statement “Free from Government Acquisition”, which confirms that the land is not under any government project or reserved for public use.
Date of Survey
The plan also contains the date when the mapping and measurement of the site was carried out. You’ll find this below the name of the surveyor.
UTM Zone Number
Check for the UTM zone number which stands for Universal Transverse Mercator, which is a system used to measure and map locations across the globe. You’ll find it bearing UTM Zones 31, 32, and 33 as that is where Nigeria falls within.
Land Area
You’ll also find the land area in the survey plan document. The land area refers to the total size of the land, usually measured in square meters (m²) or hectares. This tells you how big or small the property is. For example, if the land area is 600 m², you know it’s a standard plot size.
Landmarks
Landmarks are another feature of a standard survey plan. They are best described as physical features or objects on or near the land, such as trees, roads, rivers, or buildings. Surveyors include this to help identify the land and make it easier to locate.
Types of Survey Plans in Nigeria
There are two major categories of survey plans in Nigeria.
Provisional Survey Plan
This is a preliminary plan prepared before official approval. This type is temporary and is often used for internal assessments and feasibility studies.
Registered Survey Plan
This is the official document approved and stamped by the Surveyor General. It is required for legal and government transactions, including property registration.
The Process of Obtaining a Survey Plan in Nigeria
If you’re considering buying land, here’s how to obtain a survey plan:
1. Hire a Registered Surveyor
Ensure the surveyor is licensed by the Surveyors Registration Council of Nigeria (SURCON). Thankfully, you can visit their website to verify any surveyor you want to work with.
2. Site Visit and Measurements
The surveyor visits the site to inspect and measure the land and note the coordinates. They place beacons (boundary markers) to define the land’s perimeter. Using specialized equipment like theodolites and GPS, the surveyor collects data on the land’s size, shape, and coordinates.
3. Drafting the Survey Plan
After measurements, the surveyor then uses the data collected to draft the plan, that is, to create a detailed sketch or map of the land. This sketch includes boundaries, landmarks, coordinates, and other features.
4. Approval from the Surveyor General’s Office
The surveyor stamps and signs the document, including their license details. Afterward, the surveyor submits the draft for verification and approval by the state’s Surveyor General.
- Final Delivery
Once approved, you’ll receive the stamped and signed survey plan, which will now become a legal document.
Cost of Obtaining a Survey Plan in Nigeria
The cost of a survey plan often differs depending on the location and size of the land.
As of July 2024, the Lagos State government unified the cost of getting a survey plan based on zones and size of land. This means that if your land falls in Zone A, you’ll pay ₦1,575,000. Zone B goes for ₦1,000,000, Zone C goes for ₦750,000, while Zone D costs ₦425,000.
These fees apply to a standard plot size that ranges from 0 to 700 sqm. Note that these figures are for Lagos state. Other states’ fees may vary slightly.
And in rural or less-developed states, you might pay as low as ₦200,000 to ₦500,000. Keep in mind Aldo that larger properties or lands in high-demand areas will naturally attract higher costs.
Common Issues with Survey Plans
Despite its importance, survey plans often face the following challenges in Nigeria:
- Fake Survey Plans
Fake survey plans are rampant, especially in areas with high land disputes. Some individuals produce fake survey plans to scam unsuspecting buyers. Always verify the plan with the Surveyor-General’s office.
- Unregistered Surveyors
Using an unregistered surveyor can lead to invalid or inaccurate plans. So, verify any surveyor you come across before you hire them.
- Encroachment Disputes
Poorly done survey plans can lead to overlapping boundaries, causing disputes. In other words, if your surveyor fails to properly mark boundaries during the survey it can lead to disputes with neighbors.
- Delays in Authentication
In some states, the process of authenticating a survey plan can take longer than expected.
How to Verify a Survey Plan
To avoid falling victim to fraud or mistakes, always verify the authenticity of a survey plan.
The process of verifying the authenticity of a survey plan may take time, but one that you cannot ignore, especially if you want to buy a property.
To begin with, you need to visit the Surveyor General’s Office. Every state in Nigeria has an office where you can register and verify survey plans. So, visit the office and fill out the form you will receive and then wait for the officials to help you with the search.
When you see the document itself, check for the surveyor’s stamp and signature. While at it, ensure that the surveyor’s seal and license number are present on the document. The plan must have the stamp and signature of the licensed surveyor who prepared it.
Also, look out for all the details we listed above. Make sure that all of them are present in the survey plan document. While at it, cross-check the coordinates on the survey. Ensure the coordinates on the survey plan match the actual location of the land
If possible, engage a real estate lawyer or real estate professional to assist with the verification.
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Get Valuable Knowledge about Survey Plans
The Nigerian government has made survey plans an important document in land transactions in the country. For this reason, it’s almost impossible to overlook this document when buying or selling a property.
Since knowledge is power in every sphere of life, it is even more true in the real estate sector. If you take your time to familiarize yourself with what an authentic survey plan should contain, you will be arming yourself with the ability to avoid costly mistakes.
To make better decisions and spot genuine plans quicker, remember to always work with licensed professionals and reputable real estate companies.
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.
