LAGOS STATE GOVERNMENT HOUSING SCHEMES

LAGOS NEW TOWN DEVELOPMENT SCHEMES

This presentation is an attempt to illustrate the good gesture of the Lagos State Government in providing descent and affordable housing for its citizens.

In all fairness this project will be most justifiable if Nigerians living abroad are given equal opportunity to participate through public awareness. This site will give individuals the opportunity to get a first hand information on events and activities at the Lagos New Towns Development Scheme.

Establishing the Estates

The Lagos State Government is establishing New Estates to be allocated to the public ,but according to State sources, these Estates will be ready for allocation as soon as the state Government have finished with the provision of adequate facilities at the Estates.

The state is keen on providing drainages,street lights,clean water,roads ,landscape, playground and other essential facilities before allocating the land to prospective Buyers.This is a good gesture inorder to avoid previous errors by the State Precedecors

Lagos State Government Land for Sale

The Lagos state government land for sale with C of O gives you peace of mind. This saves you the troubles from Omoniles who make life unbearable for people developing their land.

Hoodlums parading as Omoniles (children of the land owners) present a huge obsbtacle when building your home in Lagos. They come asking you to pay all kinds of levies.

There are levies for foundation, decking, roofing, fence etc. And they come poised for battle. They disrupt construction work, chase away your workers, and even seize construction tools until you meet their demands.

To avoid them if you cannot stand the rigor of Omo-Onile, you can purchase government owned land. These lands are sold through

The Bureau Of Lands Of Lagos State with offices located at Lagos State Secretariat Alausa.


The Lagos state Government Housing Schemes are scattered in different zones to allow for even development within the state.

The Government is creating New Housing schemes, while new towns are being created, existing ones are being reviewed.

Provisions of infrastructure in these schemes have also been pursued with vigor and determination by The Lagos State Government.

PRINCIPAL OFFICERS IN- CHARGE

•Commissioner For Housing

•+234-08033852527

•New Town Development Authority

•Officer-In- Charge

•+234-8023132494

•Lands –Permanent Secretary

•+234-8022243054

NINE  ESTATES IN LEKKI

The Permanent Secretary of the Lagos State Lands Bureau has said that as part of the plan of the Lagos State Government to decongest metropolitan Lagos towards the North West, South West and Lekki axis, fourteen new schemes are to be developed in different parts of the state Nine of the schemes are to be sited in the Lekki axis, while five will be in the Badagry division and the last one in Ikorodu division. The Lekki Schemes are all located after Ajah towards Epe. Fairmont Garden Scheme, Rainbow Mixed Development Scheme, Kings Court Residential Scheme, CBD/Mixed Development Grand View Mixed Development Scheme, Ibeju Mixed Development Scheme, Savannah Mixed Development Scheme, Pearl Scheme and Queens Palm Mixed Development Scheme are the grand sounding names of the new estates. This is probably because they are planned as high-end and middle-end estates.

According to the officials of the Public Relations Department of New Towns Development Authority (NTDA) both Fairmont Garden Scheme and Rainbow Mixed Development Scheme are located in Olokonla behind Abraham Adesanya Estate about three minutes drive after Ajah junction and about seven minutes drive from VGC. Both schemes are to be for mixed developments (commercial and residential). Opposite Abraham Adesanya Estate is Grand view mixed development Scheme

Kings Court Residential Scheme is situated in the Sangotedo about ten minutes drive from VGC. The total land area of this scheme is 70.19 hectares as follows: Sports area 5.34hectares, Housing 28.84hectares, Services 12.71hectares, Site and Services area 20.30hectares It has been designed in 5 Phases with only Phase 1 presently being developed. Phases 2 to 5 are awaiting investors tapping.

CBD/Mixed Development Scheme, Savannah Mixed Development Scheme, Queens Palm Mixed Development Scheme and Ibeju Mixed Development Scheme are all located in Abijo in Ibeju Lekki about five minutes drive from Sangotedo and about fifteen minutes drive from VGC. The last on the list, Pearl Scheme is located in Ogombo a fast developing neighbourhood along the Lekki Epe expressway. Ogombo is about ten minutes drive from VGC towards Epe Town

Though the new schemes have already been earmarked for different parts of the Lekki Peninsula, official information from NTDA, shows that they are yet to be available for the public to buy into. The explanation given for this is that, NTDA wants infrastructure to be put in the schemes before they start allocating plots to the public. “We want to forestall the cases were Allottees refuse to develop their plots for a long time and distort the plans of the state government with excuses that they cannot move into their sites because of lack of infrastructure like road, electricity, drainage etc. They however said some of the schemes will be available to the public before the end of the year.

Despite being planned as high-end and middle-end estates, officials of NTDA explained that their prices will be affordable with due consideration given to current price trend in the axis.

CONDITION FOR ALLOCATION

Direct allocation from the Lagos State Government has proved over the years to be one of the best ways to acquire land in the state. Not only are the prices relatively cheaper, there is also the benefit of having what is considered to be the best title in the state: a Certificate of Occupancy issued directly by the state Government. What is quite interesting is that there are schemes which are affordable for both the ‘budget’ class and upper class as highlighted below.

Epe Residential Scheme –N200, 000
Epe residential scheme is located inside the main Epe Town. Major access road to the area is from the Lekki Epe expressway and traffic time from the area to other parts of Lagos takes over one hour without traffic. Epe is a developed community on the eastern axis of Lagos and it is a city noted for its aquatic splendour. It is also one of the few locations in Lagos with several access routes. Apart from the Lekki axis, Epe can be accessed through Ikorodu. Currently, the Lagos State Government has proposed to develop the new International Airport close to Epe and this might just be the trigger that would lead to a mass exodus of real estate developments in the area. Infrastructure in Epe is at appreciable level. The roads are tarred and electricity from the national grid is connected to the nooks and crannies of Epe; however, potable water in the area is majorly from wells and boreholes. In the views of real estate pundits, buying a plot of land in Epe is a good investment decision especially as the gap between the area and Lekki gradually close-up. The projection is that as more and more real estate developments move towards the Epe axis both from private developers and the government, Epe in the nearest future could well be a real estate investment destination of choice. The cost of acquiring a plot of land in Epe Residential Scheme is put at N200, 000. 00. It is broken down into Land Charges: N43, 000. 00, Registration/ Conveyance Fees: N6, 500. 00, Survey Fee: N50, 000. 00, Capital Contribution: N100, 000. 00.

Mosafejo Aradagun Mixed Development, Badagry –N280, 000 
The cost of buying a plot of land in Aradagun Mosafejo Mixed Development Scheme is put at N280, 000. 00. The cost is broken into, Land Charges: N20, 000. 00, Registration/ Conveyance Fees N5, 000. 00, Survey Fee: N75, 000. 00 and Capital Contribution: N180, 000. 00. Outside the scheme, plots of land from private owners in Aradagun Mosafejo and other developed parts of Badagry are already being sold for N800, 000. 00 to N1million.Mosafejo-Aradagun Residential Scheme is located in Badagry. Aradagun-Mosafejo today is seen by many conversant with the Badagry neighbourhood as one of the most densely populated part of the ancient town. It opens to other towns like Iworo-Ajido, Topo where the Administrative Staff College of Nigeria (ASCON) is situated and Epe Town where the popular resort centre, Whispering Palms is located. Aradagun Mosafejo is about 5 minutes drive to the Badagry main town. Traffic time from Badagry to other parts of the state is currently nothing to write home about. At the moment, it takes about 2 hours to get to Mile 2 from Badagry because of the heavy traffic situation on the Lagos Badagry expressway. However, succour is underway for Badagry residents as the construction of the ten lane Lagos Badagry expressway is on-going. The road when completed is expected to come with a Bus Rapid Transit track and a Mono Rail track to make it a truly international road. The BRT and Mono Rail are expected to terminate in Marina on the Lagos Island. With such bi-modal transport system, traffic time from Badagry to the Island is projected to improve immensely. Aradagun Mosafejo is blessed with appreciable level of infrastructure. Power in the area is from the national grid and road networks connecting the area to the expressway are tarred. In terms of investment prospect, Badagry is a major transit point from Nigeria to other Western African Countries and this is expected to have an impact on real estate values of the area in the nearest future. It might also interest prospective real estate investors in Aradagun Mosafejo that several tourist developments are slated for the ancient city.

Currently, two massive tourism projects are being embarked-on by two set of private investors in Badagry. The first being developed by Pinnacle Point Group Ltd is expected to be the largest golf and leisure estate developer on the African continent. The project called Lagos keys is expected to be N30bn world-class golf estate; the project includes 300 luxury homes. This is an indication that some of the rich and famous may sometime in the near future be relocating to Badagry.This sort of investment is expected to have a multiplier effect on real estate development in the whole area, with new businesses expected to be created leading to demand for land and property.

Another tourism project that is expected to improve the profile of Badagry is the “slavery theme park” being promoted by a group of American investors called “The Motherland Group (TMG)” lead by Marlon Jackson a former Jackson Five band member and older brother to international pop superstar Michael Jackson. This group of investors plan to invest $5.3bn in the project that is expected to include a replica slave ship and allow tourists “walk the route of shackled slaves” in Badagry. The park is expected to include luxury hotels, a golf course, and shopping malls and so on.

The Motherland Group projects that 1.4million visitors will come to the park in the first year and this figure is expected to reach 4.4million visitors in five years. If this project comes to fruition, the implication is that a whole new tourism market will be born in Badagry, and there is very little doubt that real estate will form an integral part of this market especially when one looks at other cities of the world like Rio de Janeiro, Miami or Dubai where the real estate market has benefited from tourism over time.

Valley View Scheme, Agbowa Commercial, Ikorodu N704, 000 – N2.2m
Valley View Scheme is located after Ikorodu along Itoiki road leading to Epe. As the name connotes, Valley View Scheme is one of the schemes set up by the Lagos State Government for purely commercial purposes. Infrastructure in the area is in top shape. The road from Ikorodu all the way to Epe through Itoiki is tarred. Electricity is connected to the area from the national grid, while potable water is gotten from wells and privately dug boreholes. As a result of the commercial viability of the scheme, informed sources at the Lagos Lands Bureau explained to Castles that close to ten companies are ready to move into the scheme to commence operation this year. Some of the companies include, Sunola Foods, Spring Field, IAS Cargo Airlines Nigeria Limited and Broobs Company Nigeria Limited to mention a few.
Cost of acquiring a plot of land in the scheme is as follows: 2, 000sqm: N704, 000. 00. 5, 000sqm: N1, 200, 000. 00. 10, 000sqm: N2, 200, 000. 00.

Oko Orisan Water Front Scheme, Lekki N2.66m

  Oko Orisan Waterfront Scheme is located along the Lekki Epe expressway just before the Lekki Epe Bridge. The scheme is few minutes away from the Lekki Free Trade Zone and Deep Sea Port being developed by the Lagos State Government in conjunction with other private international investors. Infrastructure in Oko Orisan is good. The major link road is the Lekki Epe expressway which is well tarred. Water is majorly from privately dug boreholes and wells but electricity is available from the national grid. The scheme is also being improved upon in terms of infrastructure by the Lagos State Government. Because of its Water Front nature, Oko Orisan scheme provides opportunity for eventual home owners in the scheme to have a feel of nature mixed with communal living.
To acquire a plot of land in Oko Orisan Water Front Scheme the figures by the Lagos State Government is put at N2, 660, 000. 00. It is broken down into Land Charges: N230, 000. 00, Registration/ Conveyance Fees: N120, 000. 00, Survey Fee: N150, 000. 00 and Capital Contribution: N2, 160, 000. 00.

Abijo GRA, Lekki – N7.47m

Abijo GRA is located few kilometers after the Victoria Garden City (VGC) along the Lekki Epe expressway. It is about 10 minutes drive from VGC and close to the scheme currently are privately developed estates of different shades and designs. Some of the estates include Fara Park Estate, Crown Estate, Ocean Gardens Estate, Amen Estate to mention a few. Recently, the Lagos State Government in conjunction with First World Communities unveiled another massive real estate development on the Lekki axis known as Cooperative Home Ownership Incentive Scheme (CHOIS). Located in Abijo GRA the housing scheme will consist a total of 1005 units of accommodation of both 2 and 3 Bedroom flats and Terraces, Duplexes cum Detached Houses of which the first phase having 64 flats is now ready for sale to the general public. The entire land area is 24 hectares already zoned according to the house types and uses. Presently, two classes of flats have been built in the estate namely, 2 Bedroom Standard (called Mobolaji) and the 2 Bedroom Deluxe flats (named Asiwaju). In terms of infrastructure, Abijo GRA is blessed with good and accessible road, while road network and drainages are almost on a daily basis being improved upon by the Lagos State Government. For prospective home owners, the impact of the expansion work on the Lekki Epe expressway on real estate values in the scheme cannot be overemphasized. Traffic time from Abijo to other parts of the Island like Victoria Island and Ikoyi is expected to improve to about 20minutes immediately the expansion work is completed as against the time of 1hour to 2hours because of the horrendous traffic along the Lekki Epe expressway. Abijo GRA is not far away from other well meaning projects from the Lagos State Government currently being developed on the Lekki axis. It is about 10 minutes drive to the ongoing Lekki Free Trade Zone, Deep Sea Port and the International Golf Course. The scheme being located to such important estate development is another reason why real estate pundits believe it is a good buy. Cost of acquiring a plot of land in the scheme from the Lagos State Government shows a figure of N7, 472, 500. 00 which is broken down into Land Charges: N285, 000. 00, Registration/ Conveyance Fees: N150, 000. 00, Survey Fee: N187, 500. 00 and Capital Contribution: N6, 850, 000. 00. However, in the secondary market, plots of land in Abijo GRA are already being offered for sale at between N10million and N12million.

Oko Orisan Commercial, Lekki – N13.178m

Oko Orisan Commercial is also located along the Lekki Epe expressway just before the Lekki Epe Bridge. It is a scheme specifically for commercial purposes. It is few minutes away from the Lekki Free Trade Zone and Deep Sea Port being developed by the Lagos State Government in conjunction with other private international investors. Infrastructure in Oko Orisan is good. The major link road is the Lekki Epe expressway which is well tarred. Water is majorly from privately dug boreholes and wells but electricity is available from the national grid. The scheme is also being improved upon in terms of infrastructure by the Lagos State Government. Because of its Water Front nature, Oko Orisan scheme provides opportunity for eventual home owners in the scheme to have a feel of nature mixed with communal living. For investors, buying into the Oko Orisan Commercial scheme is believed to be a good decision because of the number of on-going commercial cum industrial developments in the axis. A potential investor with plots of land in the scheme could well tap into the opportunities other businesses like the Free Trade Zone will eventually provide.
Price of a plot of land in the scheme is put at N13, 178, 860. 00. It is broken down into Land Charges: N638, 000. 00, Registration/ Conveyance Fees: N240, 000. 00, Survey Fee: N300, 000. 00 and Capital Contribution: N12, 000, 000. 00.

Conditions for acquiring Land in any of the Schemes
Interested persons are required to buy an application form from the Accounts Department of Lands Bureau, Block 13/ 14, Alausa Secretariat, Ikeja.

• Form for the General Areas Scheme is N5,000
• Form for the Prime Areas Scheme is N10,000
• The Forms upon purchase are to be filled and submitted to the office of the Land Use and Allocation Committee (LUAC) for verification and processing.
• After satisfactory examination of the filled and submitted form, the applicant will be issued with a letter of allocation which will supply information like: the plot size allocated to the applicant, the location, payment structure and amount paid
• The payment structure are broken into four stages, which includes:
• Land Charges
• Registration and Conveyance Fee
• Survey Fee
• Capital Contribution Fee
• Immediately the letter of allocation is issued to the applicant a 90 days deadline for payment of all relevant fees begin to count and failure to pay might lead to the Allottee forfeiting the allocated land. Even after the Allottee has completed the payment of the specified fees such an Allottee could still forfeit the land if he fails to develop the land within two years as it would be stated clearly in the letter of allocation.
• Prime Scheme currently on allocation is: Abijo GRA.

General Schemes on allocation are: Oko-Orisan Waterfront-Epe, Mosafejo-Aradagun Residential Scheme-Badagry, Valleyview Residential and Industrial Scheme Agbowa, Agbowa Mixed Development Scheme-Agbowa and Epe Residential Scheme

LEKKI PENNINSULLA SCHEME 11

HOW TO BUY A LAGOS STATE GOVT. RESIDENTIAL HOUSING SCHEME.Dos And Don'ts

Such lands are known as Schemes and they are divided into residential schemes and Commercial Schemes.

Examples of Government schemes include Lekki Scheme 1 and 2, Magodo Residential Scheme,, Ayobo Residential Scheme, Isheri North Residential Scheme, Abijo Residential Scheme, Rock view Residential Scheme Imota Ikorodu etc Some of them are also known as familiar estates in Lagos such as Shagari Estates, Gowon Estates, Jakande Estates etc.

One thing common amongst all of them is that they are the best kind of lands to buy in Lagos State because they are the most secure, the most transparent and the records are kept thoroughly in the lands bureau hereby making it very difficult for another person to claim ownership of the land.

Another Advantage is that Lagos State Schemes are so well planned. It takes years for the government to build and establish one and prepare for it. They all come with fantastic layouts which would include spaces for schools, parks, hospitals, drainages, security, water, light etc. Also it is always being designed for a minimum amount of people so as not to make it too over crowded. That is why they would divide it into low density areas and Medium density areas unlike private lands that will require the purchaser to provide for everything from drainage to water to light and security.

Another advantage of buying a Lagos State Residential Scheme is that payments for the land also covers all the documents legally needed which will lead to the certificate of occupancy of the land.

Unlike a private land that you have to first get the consent of the seller or omonile through a deed of assignment and get your own surveyor to do the survey before you proceed to Alausa to battle to get your governors consent or certificate of occupancy, paying for a Government Residential Scheme covers all payments at once and all you have to do is just wait for your governors consent or disturb your lawyer to disturb the Alausa Bureaucrats to get your certificate of Occupancy ready. Everything will be taken care of, i.e the survey plan which is one big survey plan showing the whole layout of the scheme and marking out your own plot in red.
The Survey Layouts are usually divided into Blocks and plots. For example, if there are 100 PLOTS within the proposed Scheme, it could be divided into 4 BLOCKS OF 25 PLOTS EACH. So you can have Block 1 Plot 8 in this area and in another area not too far from Block 1 Plot 8, you could be having Block 3 Plot 22 in another area all within the same Scheme.

This huge one Big Survey layout caters for every body within the scheme and it shows the purchaser has been ALLOTTED one of the Plots in that Block, that is why they are referred to as ALLOTTEES of that particular Scheme.
This is why it is difficult for another person who is not an Original Allottee of a Government Scheme to come out and claim ownership of a land because it will be well documented and the persons name in Alausa and on the C/O will read exactly like this BARRISTER MATTHEW OF BLOCK 8 PLOT 16 OKO OBA RESIDENTIAL SCHEME LAGOS with my pictures, signatures and documents to back it up. As long as your name is not Barrister Matthew and you don't look remotely like me, even if an omonile comes and sells my land to you at my back, your just wasting your time because since it is a Government land, they have the right to come and demolish any structure put there once i lay a complaint or the lagos state government acts as my witness in court and provides all the necessary documents in my favour to back it up. In short Buying a Lagos state Land is the best in terms of security and peace of mind in Lagos.

But every good thing has a dark side

One Disadvantage is that unlike the large vast private lands scattered around Lagos owned by Omoniles, Lagos State Schemes are not that much to cater for majority of the citizens and are quite limited. Also because of the bureaucracy in Alausa, when a new scheme is to be built and established, there is very very little information passed around to the citizens and most of the lands would then be cornered by big wigs in the government or friend of the friend of the big wigs and only a very few amount would be exposed to the public to purchase
The reason is that when it is being built and established, the price will be affordable and cheap to acquire it immediately behind the scenes so that it gives them the opportunity for them to sell it at TIMES (X) 5 THE PRICE in the secondary market.unlike private lands or Omonile lands they are quite expensive compared to private lands.
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For example to buy a plot of land in Epe from an Individual or Omonile could be as cheap as N250,000 per plot to a N1Million at most but just a stone throw away from the private lands, is the Oko-Orisan Waterfront Scheme in Epe and it goes for N2,660,000 official price minus legal fees and processing in Alausa brown envelope fees. This is just for Epe, can you imagine how much Lekki phase 1 was bought by the original allottees and how much a plot of land is being sold there now? Also look at Okun ajah that a plot of land there is going for between N3-N5Million now and a stone throw from there is the Lekki Phase 2 Residential Scheme that is going for N10-N15Million per plot and its extremely water logged and all sold out! So pricing is another thing that is not too favourable for the average buyer.

Another disadvantage for the new purchaser is buying from the secondary market (AKA Buying a land from the original owner instead of directly from the government).

[size=14t]You have to pay very close attention to this[/size].


Usually when an Original Allottee is allotted a Block and Plot number, he has to pay for everything and lets say it cost N4Million to cater for the plot of land, the survey plan, conveyancing documents and a host of other fees, the Original Allottee might pay lets say N2.7Million remaining like N1.3Million. A letter of offer will be given to Allottee which would look something like this: (Lets use a fictional Oko-Oba Scheme to illustrate further)

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Dear Sir/Madam

Offer of Lease of Plot at Oko Oba Residential Scheme

With Reference to your application for a plot of land at Oko Oba Residential Scheme Lagos State, I am pleased to inform you that the Executive Governor of Lagos State has approved the allocation of a Residential Scheme to you.

2.Details of which are Given below:

Scheme: Oko oba Residential Scheme

Type of Plot: Medium

Plot No. 9

Block No: 2

Duration of Lease: Ninety Nine (99) Years

Rent Revision Period: Every 5 (Five) Years

Annual Ground Rent: N 31,000

Normal Premium: N87,000

Development Charges: N24,000

Stamp Duty/ Administrative Charges: N58,000

Registration / Conveyancing Fees : N42,000

Survey Fee: N100,000

Capital Contribution: 1,204,000
3. If the terms and conditions stated above are acceptable to you please forward a formal letter of acceptance together with Two Bank Certified Cheques within NINETY (90) DAYS OF THE DATE OF THIS LETTER FAILING WHICH THE OFFER WOULD BE DEEMED AS REJECTED.

4. Please note that Land charges as stated above are subject to review without notice.

Yours Faithfully


Executive Secretary

Land Use & Allocation Committee

With this letter of offer, the original allottee already has possession of the plot and he will be reminded that he has to pay up the other remaining balance so that he can be issued his C/O in his name. He will now attempt to pay parts of the fees little by little collecting little receipts along the way and then attempt to resell that same land to another person to buy it off him at a higher premium or price.It is at this juncture that an Unsuspecting Second buyer will now fall victim of this scam.

The original Allottee would collude with an dodgy agent to market his block and plot of land and show the 2nd Buyer the original letter of offer to hood wink the buyer that he is the owner of the land but the truth is that a Letter of Offer is not a good document or title whatso ever but most people always fall for that trick and do business with the original allottee.

What this simply means is that all the remaining fees that the original allottee should pay to the Lagos state Government will be incurred by the secondary buyer and he will only pay the fees at the current asking rate and not the rate originally demanded from the Original Allottee

Also another way of hoodwinking the second purchaser is by showing him only the letter of Allocation only. A sample letter of Allocation looks like this:

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Our Ref: LU/87/OKO B/BL/PL

Dear Sir/Madam

ALLOCATION OF STATE LAND AT OKO OBA RESIDENTAL SCHEME

I wish to refer to your application for REVALIDATION on your state land in Oko Oba Residential Scheme Lagos State, I am pleased to inform you that the Executive Governor of Lagos State has approved that BLOCK 2 PLOT 9 OKO OBA RESIDENTIAL SCHEME BE allocated to you.

2.Details of which are Given below:

Scheme: Oko oba Residential Scheme

Type of Plot: Medium

Size of Plot: 700 Square meters

Type of Use: Residential

Plot No. 9

Block No: 2

Duration of Lease: Ninety Nine (99) Years

Rent Revision Period: Every 5 (Five) Years

Annual Ground Rent: N 31,000

Normal Premium: N87,000

Development Charges: N24,000

Stamp Duty/ Administrative Charges: N58,000

Registration / Conveyancing Fees : N42,000

Survey Fee: N100,000

Capital Contribution: 1,204,000

Total 1st Year Land Charge: N1, 546,000



3. Since you have already paid the sum of N342,000 Land Charges and N1,204,000 On Capital Contribution and there is a balance of NIL to be paid. This is made up of NIL on Land Charges and NIL on Capital Contribution

4. SPECIAL CONDITION: The land must be fully developed within Two (2) years of the effective date of the certificate of Occupancy


5. If the terms and conditions stated above are acceptable to you please forward a formal letter of acceptance together with Two Bank Certified Cheques within NINETY (90) DAYS OF THE DATE OF THIS LETTER FAILING WHICH THE OFFER WOULD BE DEEMED AS REJECTED.

6. All conditions on the former letter of Allocation are still binding


7. Please note that Land charges as stated above are subject to review without notice.

Yours Faithfully


Executive Secretary

Land Use & Allocation Committee

A letter of Allocation is not a Good Document. I repeat, not a Good document. It must be accompanied with a LETTER OF CONFIRMATION. If the allocation has not been confirmed, then there are still issues to be sorted out in Alausa and these are called Encumbrances and those Encumbrances could be transferred to you and you will accumulate unwanted fees and debts. A Letter of Confirmation looks like this;

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Our Ref: LU/87/OKO B/BL/PL

Dear Sir/Madam

RE:ALLOCATION OF STATE LAND AT OKO OBA RESIDENTAL SCHEME

LETTER OF CONFIRMATION

As a follow up to a letter Ref No. LU/87/OKO B/BL/PL of 21st October 2010 on the above subject and sequel to your payments of N342,000 as Land Charges and N1,204,000 as Capital Contribution , I am pleased to inform you that you have been allocated BLOCK 2 PLOT 9 within the Scheme.

2.Further to this development, the actual details of your allocation are now as Follows:

Scheme: Oko oba Residential Scheme

Type of Plot: Medium

Size of Plot: 700 Square meters

Type of Use: Residential

Plot No. 9

Block No: 2

Duration of Lease: Ninety Nine (99) Years

Rent Revision Period: Every 5 (Five) Years

Annual Ground Rent: N 31,000

Normal Premium: N87,000

Development Charges: N24,000

Stamp Duty/ Administrative Charges: N58,000

Registration / Conveyancing Fees : N42,000

Survey Fee: N100,000

Capital Contribution: 1,204,000

Total 1st Year Land Charge: N1, 546,000



3. Since you have already paid the sum of N342,000 Land Charges and N1,204,000 On Capital Contribution and there is a balance of NIL to be settled. This is made up of NIL on Land Charges and NIL on Capital Contribution.

4. You are therefore required to forward bank Certified Cheques made payable to the LAGOS STATE GOVERNMENT, LAND BUREAU for the Capital Contribution and the LAGOS STATE GOVERNMENT for the other land charges. These should get to this office within 60 days from the date of this letter otherwise, the plot may be offered to another applicant.


6. Please be informed that all the conditions stated in the earlier letter referenced LU/87/OKO B/BL/PL of 1st of August 2010 are still binding

Yours Faithfully


Executive Secretary

Land Use & Allocation Committee

With a Letter of Confirmation, it shows the first Buyer or original allottee can validly say and show he is the owner of that property. Without that Letter of Confirmation, You cannot say your about to buy something that belongs to the original allottee. It is because the original allottee has a Letter of Confirmation, he can now get his Certificate of Occupancy and that shows extreme Genuineness in Buying Government Scheme.

So when an Agent brandishes a Letter of Offer or Allocation Letter alone to you as a buyer as the proof of genuineness of the document, tell him to go get the confirmation letter unless if you buy it, all other remaining fees being owed by the original allottee to pay to the government will be transferred to your head and if you dont pay it, the government can revoke the transanction and sell it to another person.

Better still, tell the seller to provide the Certificate of Occupancy of the the land.

All Government Schemes are entitled to own their own Certificate of Occupancy but that brings us to another problem and this problem usually emanates from Alausa itself.

Because of the bureaucracy involved and civil servants trying to make things difficult, there are so many people that have Letter of Allocations that after paying certain fees cannot still get the letter of confirmation and those that have the letter of confirmation that haven't still gotten their Certificate of Occupancy. This is usually due to no fault of the Original Allottee and it takes time for them to process. This is usually a fabulous excuse for dodgy agents or sellers but the only way to find out is to do a search on that property in the Scheme office. Although it costs a little fee to confirm the stage it is, its still the best thing to do to know the true state of things if your still interested in buying it.

The beauty of it is that Once a Lagos state Scheme is sold to one person, it maintains one Big file and even if the original Allottee sells the land to another person, the documents and governors consent will still be placed in that same one file to reflect the new owner because it retains only one reference number even if it being transferred to 20 different people within 70 years .

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So that is why it is very dangerous for someone to buy a Lagos state scheme from an original Allottee and not perfect his or papers in Alausa because it will still be showing the Land belongs to the original allottee and the original allottee can sell that same land to 10 different people who refuse to perfect their papers. The only way to prevent such nonsense is to do your deed of assignment immediately and file all papers in Alausa to procure the governors consent and replace the original allottee in that big file as the new owner.

Also its possible for an Original Allottee who just has a letter of allocation or letter of confirmation to still want to sell his land and not have the certificate of occupancy to show you because it hasn't been fully processed in Alausa in his name due to Alausa's Bureaucracy. In most situations, the original allottee will attempt to sell his land at a lower price but the problem is that you will have to inherit all the outstanding fees and future fees demanded from the Land bureau and work towards attempting to change all the documents and Certificate of Occupancy to your own name. The risk here is that it might set you a couple of Thousands aback, loads of letters and applications and the endless wait for the certificate of occupancy to come out. But you can also try and negotiate this fee you will incur from Alausa from the seller to reduce the price so that your gaining in the end.

All in All Buying a Lagos State Residential Scheme is a very very Good and Wise buy if you have the money because it offers all the security and guarantee that private or Omonile lands cannot guarantee.

Hope you are now conversant about the Dos and Don'ts of buying a Lagos State Residential Scheme. When am chanced again i will tell you about the dos and don'ts of buying a Federal Government Residential Scheme.

One more thing, Please and Please let me say it here again, am not an Agent and i don't sell lands. I only do searches and Handle conveyancing transactions for lands/ properties am conversant about only. There are so many trustworthy agents on Nairaland like Dayo, Tonyflex, Turawafetti, h$lbroker, liftdone, linus etc. Just tell them to look for the property your interested in and they will look for it and thats where i come in to do the search and the rest follows. They have more properties in their portfolio and know which areas are available for sale and can locate them for you in minutes. Use them more often. click here to continue>>>>>>



VIDEO:CLICK THIS MAP TO WATCH THE VIDEO OF MY VISITATION TO SOME OF THIS NEW SCHEMES IN LEKKI PENNINSULA