LRL

When was LRL enacted?

2015

Commencement date?

21 January 2015.

How many laws were repealed?

Four.

Status of former titles?

Still valid — S.121 LRL.

Purpose of LRL?

Unify Lagos land registration into one system.

What does “registration” cover?

Documents, dealings, land, holders, titles.

What does NOT need registration?

Caveats/cautions.

Is survey plan mandatory?

Yes — S.12(3).

Registry format?

Paper + Electronic (dual format).

Who heads Registry?

Registrar of Titles (10 years PQE).

Who appoints Registrar?

Governor.

Deputy Registrar?

8 years PQE.

What unit is NOT headed by a lawyer?

Survey Unit.

What is LIMS?

Lagos Integrated Land Information & Management System.

Must old registers migrate to LIMS?

Yes — mandatory.

What are parcel files?

Files for each parcel containing all records.

Day List?

First book all applications enter for priority.

Nominal Index?

Alphabetical list of landholders.

Mutation Record?

Records boundary changes.

Land Map?

Shows parcel boundaries.

Main Registers under LRL (8 total)?

• Day List
• Register of transactions
• Registry Map
• Parcel Files
• Any other register
• Land Map Mutation Record
• Mutation Record
• Nominal Index

LIMS Registers?

Day List, Mortgage register, Caution register, other prescribed registers.

LIMS contents?

Name, address, location, description, survey plan, documents.

Who conducts searches?

Registrar (even in LIMS).

Search application form?

Form 3.

Search result form?

Form 4.

Requirements for search?

Owner’s consent, fees, duplicates.

Fees payable electronically?

Yes.

Are electronic documents admissible?

Yes — S.24.

Accredited persons may search?

Yes — but Registrar does the actual search.

How is accreditation obtained?

Apply + pay fees.

Can non-accredited persons access LIMS?

No.

Who signs search report?

Registrar.

Contents of Form 4?

Property description, parties, area, term, history, encumbrances.

Parcel File importance?

Contains ALL land records.

Nominal Index purpose?

Names of owners.

Registry Map purpose?

Locate parcels.

Mutation Record?

Boundary changes.

Boundary changes affect ownership?

No — S.15(2).

Mandatory prerequisite for registration?

Survey plan.

S.2 LRL?

All land documents must be registered.

What does registration achieve?

Validates interests + priority.

Does registration cure invalid documents?

No — only validates the interest if the document is valid.

Can Registrar reject invalid documents?

Yes.

What determines priority?

Day List entry date & time.

Priority rule?

First in Day List = first in right.

If two documents conflict?

Earlier Day List entry prevails.

Does stamping date affect priority?

No — only Day List.

Does a registered interest bind subsequent buyers?

Yes — notice is irrelevant once registered.

Does registration = indefeasible title?

No — Lagos is NOT Torrens system.

Are forged documents registrable?

Registrar must reject.

What if Registrar mistakenly registers a forged document?

Entry may be rectified.

What is overriding interest?

Interest binding even if not registered (e.g., rights of way).

Can Registrar rectify map errors?

Yes.

Can Registrar rectify register?

Yes, for errors.

When is rectification NOT allowed?

If it prejudices innocent purchasers.

Absolute title?

Title free from adverse claims.

Possessory title?

Based on possession; lower grade.

Qualified title?

Subject to specific limitations.

Provisional title?

Pending verification.

Four grades of title?

• Absolute
• Possessory
• Qualified
• Provisional

Absolute title requirements?

Complete proof + clear boundaries + no disputes.

Possessory title arises when?

Long possession but defective documents.

Qualified title arises when?

Registrar limits scope of title.

Provisional title arises when?

Verification pending (e.g., awaiting survey).

Effect of Absolute title?

Strongest form—rarely challengeable.

Effect of Possessory title?

Upgradable after time.

Effect of Qualified title?

Only valid within limitations.

Effect of Provisional title?

Temporary; subject to defects.

Can titles be upgraded?

Yes — especially possessory.

Certificate of Title (CoT)?

Document proof of registered title.

Is CoT conclusive?

No — LRL is not a Torrens system.

Can a CoT be cancelled?

Yes, if obtained by fraud.

Can Registrar summon persons for inquiry?

Yes.

Can Registrar require additional documents?

Yes.

Can registration be refused?

Yes — if requirements aren’t met.

Can registration be suspended?

Yes.

Appeal from Registrar’s decision?

To the High Court.

Who conducts boundary verification?

Survey Unit.

Does registration validate illegal transaction?

No — illegality cannot be cured.

What is a caution?

Notice of claim that prevents dealings without notifying cautioner.

Effect of caution?

Registrar must notify cautioner before registration of competing transaction.

Form for caution?

Form 6.

Removal of caution?

By application or by Registrar after hearing parties.

What is a caveat?

Formal stop-order preventing registration.

Caveat vs caution?

• Caveat → full stop
• Caution → notification only

Who may lodge caveat?

Persons claiming interest.

Validity of caveat?

Temporary, subject to challenge.

Registrar must notify?

Person affected by caveat.

What is rectification?

Correcting errors in registers/maps.

When can rectification be made?

Errors, fraud, misdescription.

When is rectification barred?

If prejudicial to bona fide purchaser.

CTC application form?

Form 5.

Who issues CTCs?

Registrar.

Are electronic CTCs valid?

Yes.

Offence to falsify register?

Yes — punishable.

Offence to destroy records?

Yes.

Offence to forge land documents?

Yes.

Who prosecutes offences?

Attorney General / designated authority.

Key effect of LRL?

One harmonized land registration system for Lagos — electronic, searchable, structured.