You’ve found the perfect apartment and are ready to get settled in, but something feels off about it, and you can’t quite put your finger on it. According to major newspapers in Nigeria, 95% of real estate transactions lack proper documentation, which leaves room for fraudsters to prey on unsuspecting renters and buyers.
The truth is, property fraud takes on a more sophisticated and easily hard to detect route than other real estate scams, as most individuals don’t have time to go through their documents or even understand the document they are being given, and this could be the difference between a returned caution fee and no notice eviction papers.
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Unfortunately, these documents are often taken at face value, especially by renters eager to close a deal or afraid of losing a “good opportunity.” Some renters don’t even collect any documentation, which is a major red flag, as word of mouth is never binding, especially without recording.
What does a proper, complete property documentation include?
Property documentation includes title deeds, contracts of sale, survey plans, consent letters, government approvals, and land registry records for those purchasing a property. For renters, you need to receive a Rent Receipt, Tenancy Agreement, Caution Receipt, and Utility Proof.
Krent is a real estate platform in Nigeria. Whether you're looking to buy, rent, or short let a house, apartment, land, or commercial space, check out our listings. You can also request specific properties.
Each of these documents serves a specific legal purpose, and any irregularity, no matter how small, can signal a serious problem. Red flags may appear as missing signatures, inconsistent names, altered dates, unclear property descriptions, or documents that cannot be verified with the appropriate authorities. While these issues may seem minor at first, they can lead to court disputes, revoked ownership, or complete financial loss.
Learning how to spot red flags in property documentation is, therefore, necessary for anyone involved in any real estate transactions. It allows buyers, renters, and investors to identify potential risks before committing their money, rather than discovering problems when it is too late to reverse the decision. Being able to recognise these warning signs also allows you to ask the right questions, seek professional help, and insist on proper documentation before any commitment.
This is why documentation is everything. Never depend on trust or what someone told you. If it’s not written down and signed, it doesn’t mean anything. Paper is the only thing that protects you in a system where people change their minds, stories shift, and greed is normal. That’s why platforms like Krent exist. Before any property is listed, it goes through proper checks to reduce documentation-related scams. Still, whether you’re using a platform or dealing on your own, you must know how to spot red flags. It can save you money, stress, and plenty of stories later.
Red Flags in Titles
A property title is meant to establish who clearly owns the property. It should answer one question without stories: who owns this property, and does it allow for transfer of ownership? When a title raises more questions than it answers, it becomes a liability rather than a protection.
One of the most common red flags is inconsistency in names across documents. You may be shown a title bearing one name, while the person presenting it uses another identity. Sometimes the explanation is that the property belongs to a spouse, parent, or business partner. In other cases, different documents carry entirely different names. While shared ownership and inheritance are common in Nigeria, these situations require clear legal documentation; there should be proof that authorisation has been given to this individual. Without that, you are dealing with red flags disguised as normalcy.
Plot and house number discrepancies are another major issue. A property title carries a plot number that does not match the physical address of the property you inspected. While many explanations can arise from the fact that people numbered it themselves, the government renumbered it, and it hasn’t been updated, remember that word-of-mouth assurance is not a guarantee. These kinds of excuses are particularly common in developing areas where land is divided informally, and there are numerous unclaimed and unfinished buildings. In some cases, a single title document can be recycled and used to market multiple properties.
Blurry or edited photocopies should also immediately raise concern. Genuine documents are usually clear and well-preserved, especially when they are the basis on which transactions are built. When sellers insist that originals are unavailable because they are “with the lawyer,” “in the bank,” or “somewhere safe,” they are often attempting to limit scrutiny and checks. This tactic buys time, discourages questions. Imagine you are photocopying an already blurred out photocopy where only the first name is clear, and Ogun state can be reinterpreted as Osun because the “g” and “s” are not clearly seen.
Missing government stamps and seals, particularly on Certificates of Occupancy or Deeds of Assignment, are another serious red flag. These stamps are not optional. They indicate that the document has been registered and recognised by the appropriate authority. Their absence often means the document has no legal standing. No government seal means no government consent.
Perhaps the most dangerous situation is when a seller claims the title is “still processing.” While some properties are legitimately in process, this claim must be supported by verifiable evidence, such as acknowledgement receipts or official correspondence. Without proof, “processing” is frequently used to pressure buyers into paying before verification can occur.
Ignoring title red flags can have lasting consequences. Buyers may discover years later that they cannot resell or develop the property. In worse cases, government agencies reclaim land, and no amount of documentation or emotional appeal protects the buyer once official records contradict their claim.
The below are examples of red flags you must take note of.
(1) Survey and Land Issues
Survey plans are often treated as secondary documents, but in reality, they are as important. A survey plan confirms the exact location, size, and boundaries of land and shows whether it exists within a legal and recognised space. Without an accurate survey, ownership claims become shaky.
A major red flag is when the survey plan does not align with the land you physically inspected. Differences in dimensions, orientation, or landmarks suggest that the document may not belong to that land at all. In some cases, sellers rely on the buyer’s unfamiliarity with survey interpretation to pass off incorrect documents.
Encroachment issues are also common in populated or fast-developing areas. Land boundaries are often disputed, and without proper verification, you may unknowingly buy land that overlaps with another person’s property. These disputes can take years to resolve and often end in compromise, demolition or loss. A typical case that has been heard is when Mr A has moved in, built a fence and developed his property. By the time Mr B moved in, the fence had to be pulled down because of land encroachment.
There is a full land development map in every government house that shows the layout of the state and the government jurisdiction on this land. Government acquisition is one of the most painful surprises for property buyers. Many lands, particularly around Lagos and its outskirts, fall within government areas. Sellers may avoid disclosing this, especially when the land is priced attractively. It is important that buyers check this out for themselves. The government may not remember the property now, but the day they do, there will be a demolition price to pay.
Checking land status at the land registry is critical because it provides official confirmation of ownership history, acquisition status, and legitimacy. Skipping this step exposes you to risks that may not surface until development begins or government interest emerges.
(2) Seller and Agent Identity Problems
Property transactions are not just about documents; they are also about people. One of the clearest warning signs is when an agent cannot introduce you to the actual property owner. Excuses about the owner being unavailable or abroad are common, but they must be backed by verifiable authority.
When someone claims to be selling on behalf of another person, a valid Power of Attorney is essential. This documentation shows that the seller has been given authority to handle the property on behalf of the owner. Without it, the seller has no legal authority to transact, regardless of how convincing they sound. Many buyers only realise this after payment, when disputes arise and the real owner denies involvement.
Fake lawyers and untraceable middlemen have become increasingly common. Some present themselves as legal representatives but cannot be independently verified. Others operate as intermediaries who disappear once payment is made, leaving buyers with no clear point of contact. Always have your own lawyer, as much as you depend on the seller’s lawyer.
Pressure tactics are another strong indicator of risk in any real estate transaction. Statements like “someone else is ready to pay today” or “this offer expires by evening” are designed to override caution. Genuine property transactions can withstand verification delays. Scams rely on urgency.
(3) Payment Red Flags
Payment method can also be another red flag to look out for because a receipt is also a form of documentation. Requests to pay into a personal bank account for property transactions should immediately raise concern, particularly when no formal documentation accompanies the request.
If the seller cannot give an official receipt or invoice after the transaction is another major red flag. Proof of payment without a clear description of purpose offers little legal protection. Promises to issue receipts later are often broken once payments are made.
“Balance later, just pay first” arrangements are also used to trap buyers. Once an initial payment is made, power shifts, and new conditions often emerge. At that point, walking away becomes emotionally and financially difficult.
These practices persist because once money changes hands, the buyer’s negotiating power weakens. Many victims only realise that the payment structure was part of the scam design after it is too late.
How to do Proper Verifications
Safe property transactions in Nigeria require structure and patience. Working with a trusted property lawyer is essential, particularly one familiar with local land laws and registry processes. A lawyer’s role is not just to review documents but to verify them independently.
Cross-checking documents at relevant government offices ensures that what you are shown aligns with official records. This step often reveals inconsistencies that are not obvious on the surface.
Physical inspection remains non-negotiable. Seeing the property, understanding its surroundings, and confirming its boundaries provide context that documents alone cannot offer. Verification may take time and money, but it is far cheaper than losing an entire property.
How Krent Reduces Documentation Risk
Krent was built in response to the challenges that make Nigeria’s property market intimidating. Instead of relying on informal listings and unverifiable agents, the platform prioritises structure and accountability.
Properties listed on Krent go through pre-screening before they are published, reducing the likelihood of fake or misleading documentation. Agents are verified, making impersonation and disappearance far less likely.
Krent also provides secure communication and inspection booking, reducing exposure to pressure tactics and last-minute surprises. While it does not replace legal verification, it significantly lowers the risk of encountering the most common documentation-related scams.
Conclusion
Property documentation is not paperwork to rush through. It is the foundation of your investment and your peace of mind. Any transaction that discourages verification or relies on urgency instead of clarity should be treated with caution.
By understanding red flags, insisting on proper checks, and using structured platforms like Krent, you move from vulnerability to control. Property decisions should be exciting, not terrifying. With the right approach, they can be both.
Frequently Asked Questions
(1 )What documents should I ask for before paying for a property in Nigeria?
You should request valid title documents, survey plans, proof of ownership or authority, and relevant government approvals. These should be independently verified before payment.
(2) How can I tell if property documents are fake or altered?
Inconsistencies across documents, missing stamps, blurry copies, and resistance to verification are strong indicators. Official government searches provide the most reliable confirmation.
(3) Is it safe to buy a property when documents are “still being processed”?
It is risky unless the processing status can be verified with official evidence. Payments should never be based on promises alone.
(4) Who should help me verify property documents before I pay?
A qualified property lawyer experienced in property transactions should guide verification before any payment is made.
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Renting your first home in Nigeria doesn’t have to be stressful or risky. First-time renters can protect themselves by avoiding common mistakes such as paying before inspection, ignoring total costs, relying solely on pictures, skipping written agreements, and using unverified agents.
Platforms like Krent simplify the renting journey by offering verified listings, transparent information, and secure inspection processes. By using Krent, renters can make smarter, safer, and more confident decisions, ensuring that their first rental experience is a positive one.
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