A survey plan is very important when it comes to owning land in Lagos. Understanding what a survey plan is, the types of survey plans and why it is important can save you from avoidable risks when investing in real estate in Lagos.

This article will educate you on what you should know about a survey plan, the costs, what they contain and more when investing in real estate in Lagos.

What is a Survey Plan?

A survey plan is a document that shows the accurate boundaries, size, measurements and location of a piece of land. It is a graphical representation that tells the precise location and position of a land. You need a survey plan when applying for a C of O or any other land title. 

In Lagos, the survey plan helps the government identify the position and size of the land. It also helps to confirm if the land is free from government acquisition or if it is within an area designated for government projects.

A survey plan is one of the essential land documents needed when purchasing land. Without a survey plan, you might run the risk of buying into a property that may be illegal, under government acquisition or facing land disputes.

Types of Survey Plans in Lagos

There are two types of survey plans you will come across when buying a piece of land in Lagos. They include:

1. Provisional Survey Plan

This is not a legal document, it is a draft that provides the basic information about the boundaries and location of a piece of land. It can be used in the process of creating a building plan but cannot be used when trying to get the building plan approval. The provisional survey plan is not registered with the Office of the Surveyor-General, meaning it lacks the proper official recognition. This document is not legally binding and can only be used for informal records.

2. Registered Survey Plan

This is a binding legal document verified and registered by the Surveyor-General’s office in Lagos. This type of survey plan carries a unique registration number and signature of a licensed surveyor giving it full legal authority. You need a registered survey when purchasing, selling or transferring land as it proves that the property has been mapped and recognized by the state.

Also Read: Registered Survey Vs. Provisional Survey Plans in Nigeria: What is The Difference

What Does a Survey Plan Contain?

A registered survey plan contains key components and specific details that make it legally recognized. Here are some of the features of a registered survey:

1. Name of the owner

The survey plan contains the name of the owner of the land or the person applying for the survey.

2. Size and Location

The survey plan contains the exact measurement or size of the land and where it is located. You can easily achieve this using coordinates.

3. Beacon Numbers

Beacons are markers placed along the boundaries of the land. Each beacon is numbered and recorded on the survey plan to show the outline of the land.

4. Surveyor’s Name, Seal and Date

The survey plan contains the name, date it was drawn up and seal of the registered surveyor who conducted the survey.

5. Coordinates

They use coordinates to define the boundaries of the property and establish reference points.

6. Survey Number and Approval Stamp

A registered survey comes with a unique survey number or file number that is used to verify if the survey plan is valid or not. It also has an official approval stamp from the Office of the Surveyor-General recognizing its legality.

The Cost of Doing a Survey Plan in Lagos

The price of a survey plan in Lagos varies depending on factors like the location(zones), size, topography and accessibility.

Lagos state has 20 Local Government areas situated under 4 major zones, zones A, B, C and D. These zones have different prices according to the Cadastral Survey Practice Policy in Lagos State, as approved by the Nigerian Institution of Surveyors Lagos state branch.

Due to the ever-changing economy, the new policy indicates the minimum survey fees that surveyors are to comply with. Under the policy, the indices for costing are indicated as well as the schedule of fees according to the various zones.

ZONE A	PLOT SIZE	MINIMUM SURVEY FEE (N)
1. Apapa2. Eti-Osa3. Ikeja4. Lagos Island	0-700 SQUARE METERS	1,575,000.00
ZONE B
1. Kosofe LGA 2. Lagos Mainland LGA 3. Mushin LGA 4. Surulere LGA 5. Shomolu LGA	0-700 SQUARE METERS	1,000,000.00
ZONE C
1. Agege LGA 2. Alimosho LGA 3. Amuwo-Odofin LGA 4. Ibeju-Lekki LGA 5. Ifako-Ijaiye 6. Oshodi / Isolo LGA 7. Ojo LGA	0-700 SQUARE METERS	750,000.00
ZONE D
1. Ajeromi-Ifelodun LGA 2. Badagry LGA 3. Epe LGA 4. Ikorodu LGA	0-700 SQUARE METERS	425,000.00

*Minimum Survey Fees for each zone and the plot size.

These are the minimum survey fees for each zone according to the plot size stated. Hence a plot size higher than 700 square meters will cost more. Surveyors in Lagos can choose to place a higher fee depending on various factors and indices.

Also Read: Everything You Should Know About Governor’s  Consent in Lagos

The Importance of a Survey Plan

The survey plan is necessary during land transactions, whether you are buying, selling or transferring a piece of land. The importance of a survey plan includes:

1. Prevents Land Disputes

A survey plan determines proof of ownership and boundaries. With a survey plan, you can prevent or resolve issues of land disputes.

2. Legal Ownership

If you plan to sell or transfer your land, a survey plan is one of the official documents that prove you are the owner and have the authority to sell or transfer such land.

3. Indicates Government Acquisition Status

A survey plan indicates if a land is under government acquisition or not. This will help to reduce the risk of purchasing land that falls under government zones.

4. Facilitates Building Approval and Other Regulatory Processes

You will require a survey plan when trying to get a building plan. You will also need it for facilitating a Certificate of Occupancy (C of O) alongside your Deed of Assignment.

5. Helps in Financing and Insurance

A survey plan can come in handy when trying to secure loans or when seeking insurance for your property. 

Also Read: How Do Real Estate Companies Calculate the Development Fee in Nigeria?

Conclusion

A survey plan is an important document for anyone investing in real estate in Lagos.

We can’t overemphasize the importance of a survey plan as it is a proof of ownership of land. Without a survey plan, you may face the risk of losing your property. A survey plan can be provisional which is for informal purposes, and registered which makes it legally recognized.

A survey plan provides clear boundaries and protects your investment against potential land disputes. The cost of getting a survey plan in Lagos varies due to different factors like the size and location of the land. 

It is necessary when purchasing land in Lagos to verify the authenticity of the survey plan, and also carry out due diligence to avoid issues in the future.

Do you desire to buy land in Epe, Ibeju-Lekki or Enugu, send a WhatsApp message to +2348134794494