A COMPREHENSIVE GUIDE TO UNDERSTANDING A SURVEY PLAN.

When it comes to real estate in Nigeria, one document holds immense importance: THE SURVEY PLAN. This official document acts like a blueprint of your property, outlining its boundaries, size, and key features. But with the rise of land scams, how can you be sure the survey plan you are presented with is genuine? This guide is your one-stop shop for understanding everything survey-related in Nigeria. Ensure to grab a cup of tea or coffee, sit, and gain the knowledge to go through the world of surveys with confidence.

• What is a survey plan?
• Details and information on a survey plan.
• Types of survey plans.
• Registered survey plan and Provisional survey plan.
• Reasons why a registered survey plan is required for land ownership.
• Process of obtaining a registered survey plan
• What makes a provisional survey plan unique?
• How can provisional survey plan help with development?
• Misconceptions about the provisional survey plan.
• What makes a provisional survey plan legitimate?
• Why is survey plan Important?
• How to choose the right survey plan
• What is Record (Red) Copy?
• The essential contents of a Red copy.
• What is Evidence of Lodgement.

WHAT IS A SURVEY PLAN?

It is a legally recognized document created by a licensed surveyor. This plan depicts the exact measurements and boundaries of your land, including its size, shape, and location relative to surrounding plots. It also details any permanent structures on the property and may show important natural features. In essence, a survey plan acts like a legal map, guaranteeing you to own exactly what you think you do.

WHAT ARE THE DETAILS ON A SURVEY PLAN?

Here’s what you will typically find on a survey plan:

1. Survey Plan Number: This unique code acts like your property’s Social Security number. It identify your specific plot within the land registry system. Think of it as the one and only birth certificate for your land.

2. Reference points: These are like starting points for the measurements on the map

3. Bearings: These are compass directions (like north, south, east, and west) measured in degrees from a reference point on your plot. These angles help surveyors establish the exact location and orientation of your boundaries.

4. True North Arrow: This arrow plays a vital role. It points towards the true north, ensuring your property’s orientation is accurately reflected on the plan. Just like a compass helps you navigate, the north arrow ensures everyone’s on the same page regarding the direction your plot faces.

5. Scale: This ratio bridges the gap between the drawing on the plan and the actual size of your land. The scale indicates how many times bigger the actual land is compared to its representation on the plan. For instance, a scale of 1:500 means one unit on the plan corresponds to 500 units of actual measurement on the ground (often in meters).

6. Plot Dimensions: These are the measurements in meters (usually length and breadth) that define the exact size and shape of your property. Just like measuring a room, this helps determine the total area of your land.

7. Boundaries: These are the imaginary lines, often represented by specific codes or letters, that establish the clear and indisputable limits of your land. Having well-defined boundaries prevents future disputes with neighbors and ensures everyone knows exactly where your property ends and theirs begins.

8. Title of the Survey: This identifies the property owner and the purpose of the survey.

9. Land Address: This section details the address or a clear description of the land’s location.

10. Surveyor’s Details: Here, you’ll find the name, signature, and license number of the qualified surveyor who conducted the survey.

11. Surveyor’s stamp: Proof that a qualified professional created the plan.

12. Date of Survey: This ensures you have a record of when the measurements and mapping were carried out.

WHAT ARE THE TYPES OF SURVEY PLANS?

When it comes to land ownership, understanding the different types of survey plan is crucial. 

1. Registered Survey Plan
2. Provisional Survey Plan. . 

Let’s break it down to avoid misconceptions.

WHAT IS A REGISTERED SURVEY PLAN?

When it comes to land ownership, having clear and accurate documentation is crucial. One of the most important documents you can possess is a registered survey plan. A registered survey plan is the essential document for all legal purposes related to your land. It’s required for obtaining building permits, registering your property with the government, and resolving any boundary issues with neighbors.

Reasons Why a Registered Survey Plan Is Required for Landownership.

Here’s why having a registered survey plan is crucial:

1. Unmatched Proof of Ownership: A registered survey plan is a legally recognized document that clearly defines your property’s boundaries. This eliminates confusion and serves as indisputable evidence of your ownership in the event of any legal challenges.
2. Confidence in Accuracy: The registration process involves a thorough review by the government’s land authority. This ensures the measurements and boundaries on your survey plan are accurate, reducing the risk of errors that could lead to future problems.
3. Solid Foundation for Property Documents: Your registered survey plan serves as the basis for other crucial property documents like titles and deeds. Having a verified plan ensures these documents accurately reflect the true size and location of your land.
4. Dispute Resolution is Easier: A registered survey plan can significantly simplify resolving property disputes with neighbors. The clear and government-approved boundaries on the plan can help mediate disagreements and reach a faster resolution.
5. Smooth Property Transactions: When buying or selling land, a registered survey plan is often mandatory. It streamlines the process by providing clear and verifiable information about the property, eliminating delays and potential issues.
6. Verification and Trust: The registration process adds an extra layer of verification and authenticity to your survey plan. This gives everyone involved in a land transaction, including buyers, sellers, and lenders, confidence in the accuracy of the information.
7. Strong Legal Standing: If you ever encounter a land dispute, a registered survey plan is a powerful tool in court. It’s a legally recognized document that can help strengthen your case and protect your ownership rights.

WHAT IS THE PROCESS FOR OBTAINING A REGISTERED SURVEY PLAN?

Obtaining a registered survey plan involves a more detailed process compared to a provisional one. A licensed surveyor will conduct a thorough survey of your land, taking precise measurements and establishing clear boundaries. This plan will then be submitted to the Surveyor-General’s office for verification and approval. Once approved, the official red copy will be granted.

WHAT IS A PROVISIONAL SURVEY PLAN?

A provisional survey plan is  a draft map of your land created by a licensed surveyor. It provides a good initial picture of your property, including:

• The size and shape of the land: This gives you a general idea of how much space you have.
• The approximate location of the boundaries: This shows where your land likely ends and your neighbor’s begins (think of it as a rough outline).
• Important features on the land: This might include buildings, wells, or other physical elements.

WHAT MAKES A PROVISIONAL SURVEY PLAN UNIQUE?

• Planning Tool: It’s used for making plans, like figuring out how to best divide a large piece of land into plots, roads, and green spaces for a new housing development.
• Flexibility: The information on the plan can be adjusted based on further investigations or feedback from the community.
• Not Official: You can’t use it for official government transactions.
• Checking Land Status: A provisional survey plan can be used for “charting,” which means getting a land information certificate from the Surveyor General’s office. This certificate tells you if the land is free from government claims.

Here’s a real-life example:

Imagine you’re interested in buying a plot of land in a new development in Epe. Since the area is still developing, you might be given a provisional survey plan by a real estate company. This plan would show a proposed layout of the entire area, including individual plots, roads, and common areas.

HOW CAN A PROVISIONAL SURVEY PLAN HELP WITH DEVELOPMENT?

• Initial Layout: A surveyor creates a draft plan outlining how the land will be divided and used.
• Boundary Marking: The surveyor marks the overall boundaries of the land and provides a preliminary sketch of how it will be divided.
• Planning Adjustments: As the development progresses, things might change. For example, environmental assessments might reveal areas unsuitable for building. The provisional plan can be adjusted to reflect this new information.
• Community Input: The developer might also consider feedback from the local community and potential buyers. This feedback can be used to modify the plan to better suit the needs of future residents.

MISCONCEPTIONS ABOUT PROVISIONAL SURVEY PLAN

There’s a myth out there that provisional survey plans are fake. Not true! These plans are real documents used for early land planning. They just aren’t final yet. Other misconceptions include:

• They are the same as registered survey plans: This is a common misconception. Provisional plans are temporary, though official, while registered plans are permanent and legally recognized.
• They are always enough: While provisional plans can be a good starting point, they shouldn’t be your only source of information if you need an accurate picture of your land for legal or official purposes.
• They are useless: Not true! Provisional plans can be valuable for initial planning stages or when you need a quick and affordable overview of your property.

WHAT MAKES PROVISIONAL SURVEY LEGITIMATE?

• Land Status Check: You can use it to get a land information certificate from the government. This certificate confirms the land is free of government claims and legal disputes.
• Documentation Starter: The provisional plan helps create detailed maps and documents outlining the proposed layout and boundaries. These are crucial for future legal and development processes.
• Integration with Local Plans: The plan considers local and regional planning rules, ensuring the development aligns with infrastructure, transportation, and community services in the area.
• Stepping Stone to Getting a Registered Survey Plan: Once everything is checked and feedback is considered, the provisional plan can be finalized and registered with the government. This registered plan is then used for official transactions.

In fact, a provisional survey plan is a legitimate and valuable tool for getting your land development off the ground.

WHY IS A SURVEY PLAN IMPORTANT?

It establishes your legal claim to the land, defines its boundaries, and prevents future disputes with neighbors. Here’s why a valid survey plan is crucial:

• Secure Ownership: A verified survey plan strengthens your claim to the property, giving you peace of mind.
• Accurate Transactions: When buying or selling land, a genuine survey plan ensures a smooth and transparent transaction.
• Building Confidence: For construction projects, a verified plan guarantees accurate measurements and avoids costly errors.
• Peaceful Coexistence: Clear boundaries established by a genuine survey plan prevent boundary disputes with neighbors, fostering a harmonious environment.

HOW TO CHOOSE THE RIGHT SURVEY PLAN

Here’s a quick guide to help you decide which survey plan you need:

• For a basic idea of land size and layout (early acquisition stage): A provisional survey plan might suffice.
• For any legal purpose (building permits, registration, resolving disputes): You will definitely need a registered survey plan.

WHAT IS THE RECORD (RED) COPY OF THE SURVEY PLAN?

When people say ‘red copy’, they’re actually talking about the ‘record copy’ of a survey plan. This record copy is not the same as the survey plan given to the landowner or client. Instead, it’s a copy kept in the Surveyor General’s office in each state. The main reason for keeping this record copy is to store important information about land surveys that have been completed. This information can be useful in many ways, such as in court cases, verifying property ownership, and processing important documents like Certificates of Occupancy (C of O) and Governor’s Consent.

ESSENTIAL CONTENT OF A RED COPY

1. Distance and Direction: The distance and direction from the land survey to a special reference point set by the government. This point helps create accurate maps. 
2. Survey Data: Detailed data from the survey, including special numbers and coordinates that identify the land’s boundaries.
3. Boundary Information:  A clear description of the land’s boundaries, showing exactly where the land starts and ends.
4. Notations and Certifications: Notes and confirmation from the surveyor that the information is accurate and reliable.

A receipt as proof of submission is given to the surveyor when he submits the record copy to the Surveyor General’s Office. 

This receipt is also given to the landowner. The record copy is printed on special paper that lasts long. The record copy becomes a trustworthy document for future use once the Surveyor General signs and stamps it, confirming it’s genuine and official. By keeping record copies, the Surveyor General’s office stores all land survey data in one place, making it easier to access historical records and manage land more efficiently.

WHAT IS EVIDENCE OF LODGEMENT?

Imagine depositing a precious item in a bank – you’d want a receipt to prove it’s safely stored, right? 

The Evidence of Lodgement serves as that receipt, officially acknowledging that your valuable record copy (or “red copy”) has been securely deposited with the Surveyor General of that state. For property owners and individuals involved in land transactions, this Evidence of Lodgement is a game-changer. It verifies the legitimacy of the survey plan, adding a crucial layer of trust and reliability to the process. 

But that’s not all – by scanning the barcode on the Evidence of Lodgement, you can instantly confirm whether the survey plan is genuine or fake, and even check if it’s been fully lodged. It’s like having a digital fingerprint of your valuable document, ensuring its authenticity and security.

ELEMENTS OF EVIDENCE OF LODGEMENT

Here’s what you will find on the evidence of Lodgement.

– The surveyor’s details: their name, registration number, and contact information.

– Survey specifics: details about the land survey, including its location and boundaries.

– Lodgement date: the date the record copy was submitted.

– Unique identifier: a barcode or serial number to verify the lodgement.

– Official seal: the Surveyor General’s office stamp, confirming the lodgement is genuine and official.

In Conclusion, understanding the survey plan, red copy, and evidence of lodgement are all key pieces for navigating property ownership in Nigeria. The survey plan acts as a map of your property, the red copy provides important details about ownership rights, and the evidence of lodgement confirms that the official land registry is aware of your claim. By familiarizing yourself with these documents, you can ensure a smoother and more secure property ownership experience. Remember, if you have any questions or require further clarification, don’t hesitate to consult a qualified surveyor or lawyer.