Registered Survey vs Provisional Survey in Nigeria: The Ultimate Guide Every Smart Buyer Needs

If you are buying or investing in land, you will quickly hear agents talk about “registered survey” and “provisional survey”. At first glance, the documents can look similar – beacons, coordinates, signatures – but the legal weight is very different. Understanding registered survey vs provisional survey in Nigeria can be the difference between a safe investment and a costly mistake.

This guide breaks down both survey types, how Nigerian law views them, state-level differences (Lagos, Abuja, others), and what to do if the land you like only has a provisional survey.

What is a survey plan in Nigeria?

A survey plan is a detailed land document that shows the location, boundaries, size and key features of a parcel of land, prepared by a licensed/registered surveyor in line with state regulations and the Land Use Act 1978.

It typically includes: owner’s name, land description, size in square metres, boundary lines, beacon numbers, coordinates, survey plan number, surveyor’s name and seal, and a note on the land’s status (e.g. free, under government acquisition, committed).

Survey plans are required for:

• Land transactions and title registration 
• Building plan approvals 
• Checking if land falls under government acquisition or committed areas 
• Resolving boundary disputes in court or at the land registry

Under the Land Use Act 1978, all land in each state is vested in the Governor, who allocates rights of occupancy via documents like Certificates of Occupancy (C of O). Accurate surveys are essential to describe the land attached to those rights.

Registered survey vs provisional survey in Nigeria: core definitions

1. What is a provisional survey plan?

Most Nigerian practitioners describe a provisional survey plan (also called preliminary or temporary survey) as:

A preliminary survey document prepared by a surveyor to show proposed plots or layout, often used for initial planning and checking (for example, to find out if land is under government acquisition), but not fully registered at the Surveyor-General’s office or land registry.

Also read: Is Freehold Title a Legitimate Title in Nigeria?

Key points:

• It contains basic boundary and coordinate information, but is often based on a large estate layout rather than a fully charted individual plot. 
• Many legal commentators say a provisional survey is not a final legal document and is mainly for preliminary assessment, not final title or court use. 
• It may still be used to apply for land information or charting (for example, checking government acquisition) in some states like Lagos.

Important: “Provisional survey” is not defined in the Land Use Act; it is a practical/industry term, not a statutory class of title document.

2. What is a registered survey plan?

A registered survey plan is a survey that has been:

1. Prepared by a licensed/registered surveyor; and 
2. Submitted, processed and recorded with the appropriate government survey and land registry (for example, Office of the Surveyor-General in each state, or AGIS/FCTA in Abuja).

A registered survey:

• Is legally recognized and carries more weight than a provisional survey plan. 
• Can be tendered in court and used for official processes like C of O applications, building approvals and land title registration. 
• Is recorded in the state’s cadastral database (for example, AGIS in Abuja; state Surveyor-General offices across Nigeria).

Key differences at a glance

Below is a simplified comparison of registered survey vs provisional survey Nigeria based on multiple Nigerian legal and surveying sources:

Aspect	Registered Survey Plan	Provisional Survey Plan
Legal status	Legally recognized, recorded by government; can be relied on in court and for title registration.	Not explicitly recognized as a final document by law; mainly for preliminary or internal use.
Registration	Registered with Surveyor-General / AGIS / state land registry and assigned official survey/file number.	Usually not yet registered; no official registry entry for the specific plot.
Typical use	C of O, Governor’s consent, building plan approval, land title registration, dispute resolution.	Initial estate layouts, early land marketing, preliminary charting/government acquisition check.
Who issues?	Prepared by licensed surveyor and accepted/endorsed by government survey & lands office.	Prepared by surveyor, often engaged by estate developers; not yet processed at government registry.
Can it stand alone in court?	Yes, usually acceptable as evidence of boundaries when properly registered.	Widely described as not sufficient as a legal document on its own.
Risk level for buyer	Lower – can be officially verified and tied to land titles.	Higher – may hide overlaps, government acquisition or double allocation if not upgraded.
Typical cost	Higher, because it includes government fees and full registration. In Abuja, N350,000–N1.5m depending on size/location; Lagos premium zones rose from ~₦1m to ~₦1.575m from Jan 2024. (Hush Homes | Your Real Estate Company)	Lower upfront. Fees vary and are often negotiated with the surveyor/developer; many sources treat it as a cheaper “first step” only. (law clinic pro)
Recommended use case	Serious purchase, title perfection, bank financing, long-term investment.	Early due diligence or land banking checks, not final proof of safe title.

Legal framework & regulators

• The Land Use Act 1978 vests all land in each state in the Governor and provides for statutory and customary rights of occupancy, C of O, and duties such as maintaining beacons. 
• The Surveyors Council of Nigeria (SURCON), under Act No. S18 LFN 2004, registers, regulates and controls the practice of surveying and maintains registers of surveyors and companies. 
• Each state has an Office of the Surveyor-General and land registry responsible for charting, vetting and recording survey plans and land titles; in Abuja this is done through Abuja Geographic Information Systems (AGIS) and the FCTA Department of Land Administration.

Some legal blogs also mention a “Survey Plan Act 1990” as part of the framework for survey plans. However, this is not easy to trace in official federal legislation online, so investors should rely primarily on clearly established laws like the Land Use Act, SURCON Act, and state surveying regulations for authoritative guidance.

Also read: 15 Types of Land Titles in Nigeria

How strong is a provisional survey legally?

Different Nigerian sources describe provisional surveys slightly differently:

• Several law and real estate writers say a provisional survey plan is not a legal document and should be treated only as a preliminary assessment tool, not as final evidence of title. 
• Some practitioners emphasize that provisional surveys still help create a framework for later registration, especially for large layouts or urban planning, but agree they lack full legal recognition until properly registered.

In practice, courts and government offices focus on what is in the official records, not what an estate brochure shows. If your name and plot are not captured in the government’s cadastral records, your protection is weaker.

Bottom line: a provisional survey gives you information, not full legal protection.

Common fraud patterns with provisional surveys in Nigeria

Several Nigerian real estate and legal commentators highlight recurring issues:

• Same provisional layout sold to multiple buyers without corresponding registered surveys for each buyer. 
• Estates using provisional surveys for land that later turns out to be under government acquisition or on a proposed road. 
• “Registered survey” documents that are actually fake or unregistered, lacking a verifiable survey number or SURCON-licensed surveyor’s seal. 
• Buyers relying on survey copies without independently charting the land at the Surveyor-General’s office or AGIS.

These issues are more common where buyers accept only provisional documents and skip professional verification.

If you are buying land with a provisional survey – what to do

If the land you like only comes with a provisional survey, don’t panic – but don’t pay blindly. Take these steps:

1. Engage a licensed surveyor (not just the estate’s own surveyor). 
   Use SURCON registers or recommendations to confirm the surveyor is duly registered.

2. Take the provisional survey for charting / land information. 

• In Lagos, your surveyor can apply for land information / charting at the Surveyor-General’s office to see if the land falls under government acquisition. 
• In Abuja, verification is done at AGIS and FCTA Land Administration, which issue a Land Information Result Certificate.

3. Confirm the estate layout is approved (if buying in an estate). 
   Ask for the approved layout plan and check with the planning authority that the layout is genuinely approved and matches what is on ground.

4. Check who actually owns the land. 
   A survey plan is not a land title; ask to see C of O, deed of assignment, or allocation letter and cross-check that the names and plot description match the survey.

5. Insist on moving towards a registered survey in your own name. 
   Make it part of the transaction that after due diligence, a fresh, registered survey plan in your name will be done and lodged with the state Surveyor-General or AGIS.

6. Use a real estate lawyer. 
   Your lawyer should ensure the deed of assignment, survey plan, and other documents are aligned and adequate for future title perfection.

How to convert a provisional survey to a registered survey (practical steps)

The exact process varies slightly by state, but the general pathway looks like this:

1. Hire a licensed surveyor. 
   They will visit the site, confirm beacons, measure the land, and reconcile the provisional layout with actual ground realities.

2. Prepare a full survey plan to state standards. 
   The surveyor produces a plan including coordinates, size, orientation, owner’s name and required technical details in the format approved by the state Surveyor-General.

3. Submit for charting / verification. 
   – Lagos: application for land information/certification at the Surveyor-General’s office using the survey plan. 
   – Abuja: submission to AGIS and FCTA Department of Land Administration.

4. Pay official survey and charting fees. 
   Fees depend on state, location and plot size. Abuja and Lagos charge higher rates than many other states, and recent fee reviews have increased costs in some urban zones. Always check the current scale of fees from your state Surveyor-General’s office or a licensed surveyor.

5. Registration and issuance of survey/file number. 
   Once approved, the plan is recorded in the state survey records or AGIS, and assigned a unique survey number; you can now treat it as a registered survey plan.

6. Use the registered survey for title perfection. 
   With a registered survey, you can proceed to C of O, Governor’s consent, or other title processes in line with the Land Use Act and state land laws.

Practical scenarios for Nigerian buyers

Scenario 1: Buying an estate plot in Lagos

You’re offered a plot in a fast-growing Lagos estate. The developer provides only a provisional layout survey in the estate’s name.

• Treat the provisional survey as information only. 
• Hire your own surveyor to chart the plot at the Surveyor-General’s office and confirm it is not on a proposed road or government acquisition. 
• Make it part of your payment plan that the estate must facilitate a registered survey in your name within a stated timeline.

Scenario 2: Buying farmland in Ogun or Oyo

A family offers you several acres of farmland. They have no registered survey, only rough sketches and perhaps a provisional survey from years ago.

• Ask for a fresh survey by a licensed surveyor, to be registered in your name with the state Surveyor-General. 
• Use the registered survey and a proper deed of assignment to later pursue C of O or registered deed, depending on the state’s practice.

Scenario 3: Inherited land in your village

You inherit land that has never been formally surveyed. Family members only know boundaries by local landmarks.

• First step is a proper survey – ideally going straight to a registered survey plan, not just provisional. 
• Use that registered survey to document your share and, where relevant, register your interest or obtain a C of O/customary right of occupancy depending on whether the land is urban or rural under the Land Use Act.

When is a registered survey absolutely necessary?

While every situation is unique, most reputable sources agree a registered survey plan is essential when:

• You plan to seek a C of O or Governor’s consent. 
• You need building plan approval from physical planning authorities. 
• You want to use the land as collateral with a bank or financier. 
• You are investing large sums and want strong documentation for resale or dispute resolution.

A provisional survey alone simply doesn’t give that level of security.

Best practice for buyers & investors

For Nigerian investors and first-time buyers, the safest rule is:

Use provisional surveys only for early checks; insist on a registered survey before you treat land as truly “yours”.

The Land Use Act, SURCON regulations and state survey offices all point to the same reality: what counts is what is properly surveyed, charted and registered in government records. A provisional survey can start the conversation, but a registered survey plan is what protects your money, your building and your peace of mind.

FAQ – Registered vs provisional survey in Nigeria

Need help verifying a survey or upgrading a provisional survey to a registered one? Talk to a licensed surveyor and a real estate lawyer before you pay – or contact our advisory team for due-diligence support on your next land deal.