I am sharing an interesting piece of history with you!
Recently, i was on a trip to Nairobi and i spent my travel time reading up on the 1978 Land Use Act and several publications that review it’s impact on Land Administration in various parts of Nigeria. This chronicle of milestones in land registration in Nigeria caught my attention and i thought you would find it interesting too.

Milestones in Land Registration in Nigeria |
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Milestones In Land Registration In Nigeria Formal recording of rights, interests and obligations in land was introduced in Nigeria by the Colonial Government which established a Land Registry in Lagos in 1863. Subsequent development of the system over a period of nearly one-and-half centuries is set out thus: |
1863 – Ordinance 9 appointed three Commissioners to inquire into the title under which all the land within the Settlement of Lagos was held. Land Registration later established in Lagos by the Colonial Administration. 1864 – Ordinance 10 extended the period of inquiry and empowered the Commissioners to decide on issues of ownership. 1865 – Ordinance 9 further extended the period of inquiry to 1866 and allowed the Commissioners to sit as a court in the Chief Magistrate Court. 1869 – Ordinance No. 9 empowered the Administrator of the Colony Government of Lagos to adjudicate and arbitrate on claims and title to land. Registration of Deeds in the Colony 1883 Ordinance No. 12 (Registration Ordinance 1883) applied to the Gold Coast Colony of which Nigeria then formed a constituent part. 1888 – General Registry Ordinance established a General Registry for land, marriages, births, deaths, etc. 1894 – Ordinance 2 made the “Registration Ordinance 1883” applicable to Nigeria when Nigeria became a separate colony. This Ordinance established a Registry in Lagos and had power to establish others elsewhere. All Crown grants issued under the Ordinance remained void unless registered within 30 days. 1895 – The General Registry Ordinance No. 9 extended the coverage of the General Registry for land, marriages, births, and deaths, etc. Protectorate of Southern Nigeria 1900 – Land Registry Proclamation No. 16 was the first to deal exclusively with instrument in lands and it also included wills, copy of judgments of Supreme Court, Judge’s title, Judge’s certificate to land sold in execution, affidavit or solemn declaration of ownership and any other writing affecting land situated in the Protectorate of Southern Nigeria. 1901 – The Registration Ordinance No. 5 as amended by the Registration Ordinance No. 12 repealed, consolidated and made the General Registry Ordinance more comprehensive. 1901 – The Land Registry Proclamation No. 18 as amended by Land Registry Proclamation No. 30 of 1903 amended the law relating to the Registration of Deeds in the Southern Protectorate. Protectorate of Northern Nigeria 1901 – The Land Registry Proclamation No. 10 was the first legislation relating to the Registration of Instruments affecting land in the protectorate of Northern Nigeria. The High Commissioner had power to establish sub- registry offices wherever he deemed fit. Uniform Rule in the Colony and the Protectorate of Southern Nigeria 1907 – Land Registration Ordinance amended and consolidated the laws relating to the registration of instruments affecting land in the Colony and Southern Protectorate. Registries were established in Lagos, Calabar, Warri and such other places as the Governor might direct. 1908 – The provisions of 1907 law followed the provisions of the 1883 legislation and Land Registry Proclamation. It remained in force until it was repealed by Land Registration Ordinance No. 3 of 1908. Unification of Land Registration System in the Amalgamated Nigeria. 1915 – Land Registration Ordinance No. 12 was used by Government to unify the systems of land registration in the Colony and Southern and Northern Protectorates. It consolidated and amended all laws affecting the registration of instruments over land throughout Nigeria. Together with other amending legislations (Ordinance No. 29 of 1915, No. 12 of 1918 and No. 15 of 1920) Ordinance No. 12 of 1915 became the modern law of registration of documents relating to land. 1924 – The Land Registration Ordinance No. 36 replaced the 1915 law as amended up to 1920. This remains, with later amendments, as the present law on the subject of registration of instruments affecting land in Lagos State as well as other States of the Federation, where the law has been re-enacted as a State Law. 1935 – Registration of Titles Ordinance (Caps. 134 & 135) No. 13 was enacted to cure some inherent defects in Registrable Instruments. It made an effort to thoroughly investigate every title before registration, confirm the validity of claim of ownership and ensured that instruments are registered with due reference to the land itself. Land Registration in the Regions/States. 1967 – Prior to the creation of States in 1967, there was a Federal Land Registry in Lagos (successor to the 1863 Land Registry) and Regional Land Registries at Ibadan, Enugu, Kaduna and later Benin City. While the former was responsible for the registration of titles/ interests generated within the Federal Territory of Lagos, the later cateredfor the respective Regions. 1967 – Following the creation of Lagos State, the then Federal Lands Registry was transferred to the State Government. From then on all Federal land instruments in different parts of the country were registered in Lagos State Land Registry (or in the State where the property was located – optional). The New Federal Lands Registry. 1992 – The Federal Lands Registry (Miscellaneous Provisions) Decree No. 7 of 1992 was enacted to re-establish the Federal Land Registry to exclusively register interests on land belonging to Federal Government. It became operational in 1993 and consequently registration of Federal land titles in State Land Registries ceased. NTDF – National Technical Development Forum In consonance with the resolution of the National Council on Housing and Urban Development, the Honourable Minister of Housing and Urban Development, Dr. Olusegun Mimiko, inaugurated the National Technical Development Forum (NTDF) on April 11, 2006 with Rev.Canon Andrus Ukaejeofo as the chairman and programme coordinator. The NTDF in collaboration with the States is to agree on ideals for uniform operations in land administration, establish a consistent data recording format as well as establish acceptable software standards among others. The programme is being pursued through a series of zonal workshops across the six geo-political zones of the country to provide opportunity for understanding the land administration and registration systems that are operated in the different States. It will offer an opportunity harmonize the systems and establish acceptable national standards and procedures. It will also harness existing best-practices in the States for mutual national advantage. Rights: Article – NTDF – National Technical Development Forum Picture of Kano Walls – Dayo Adedayo Picture of Jaekel House, Ebutte Metta – britishcouncil.org Tobi Sowole |
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