Reads every page
Scans, PDFs, Word files and phone photos. Parties, dates, plot and file numbers, sizes, coordinates, terms and money, each tied to its page.
Reading the pack9 pages
PlotC7, Sample GardensC of ONo. 10001Term99 years
//Property document intelligence
Property papers,read and checkedbefore money moves.
DeedLens reads the documents behind a property deal, checks them against each other and against Nigerian land law, and tells your team what is missing and what to do next.
- States covered
- 4
- Sources cited
- 157
- Check families
- 10
- Deal types
- 7
Built for estate agencies, law firms, developers, lenders and property managers.
What DeedLens does
Every page read, every check cited
DeedLens reads the whole pack, checks it against itself and against the law, and shows your team the evidence for every finding.
Checks against Nigerian land law
The papers are checked against each other and against the rulebook for the state and the deal type. The rule, not a model, sets every severity.
All 13Stop 1Ask 7Note 5
- stopThe developer is not the title holderGEN.CHAIN.DEVELOPER_NOT_HOLDER v1
- askThe survey does not cover the plotGEN.IDENTITY.SURVEY_NOT_FOR_PLOT v1
- noteTerm of the title, computedGEN.TERM.COMPUTED v1
Open the report
Every finding cites its source
Statutes, official notices, fee schedules and case law, each stored with its link. A rule with no source cannot run, and the links are checked every week.
Four states, one rulebook
The FCT, Lagos, Nasarawa and Enugu, each with its own rules on top of the federal ones that apply everywhere.
How it works
From pack to report
A deal becomes a matter, the pack goes in, and your team gets cited findings, the missing documents and the next step. Your team, or your lawyer, confirms each finding before anything is shared.
Core features
One workspace for the whole deal
From the first document to the last obligation: findings, review, the chain of title, requests, the report and the calendar.
Findings · 12Sample matter, names changed
- stopThe developer is not the title holderGEN.CHAIN.DEVELOPER_NOT_HOLDER v1C of O, p. 1
- askThe survey does not cover the plotGEN.IDENTITY.SURVEY_NOT_FOR_PLOT v1Survey, p. 1
- askNo ground rent receipt for the current yearFCT.GROUNDRENT.CURRENT v1Pack
- noteTerm of the title, computedGEN.TERM.COMPUTED v1C of O, p. 1
Feature 01
Findings with the evidence
Every problem the rules find, ranked Stop, Ask or Note, with the page it rests on and the next step to clear it.
- Open a finding to see the clause or field on the page
- Each one names the rule version and its sources
- Missing documents become requests in one click
Sample report
What your team sees for one pack
A sample pack run through the DeedLens rulebook: an estate plot in the FCT, sold by a developer on a mother title. Open any finding for its next step, evidence and sources.
Findings report
Sample matter, names changed
- Deal
- Estate plot from a developer on a mother title
- State
- Federal Capital Territory
- Property
- Plot C7, Sample Gardens Estate, Kyami
- Pack
- 5 documents, 13 pages
- Stop1
- Ask7
- Note5
Stop: do not pay or sign until resolved(1)
StopParty chainThe developer is not the title holderThe estate C of O is held by Holder Company Ltd, not by Developer Company Ltd, the developer selling the plot, and nothing in the pack links the two.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer for its agreement with Holder Company Ltd (in FCT mass housing, the Development Lease Agreement). Your lawyer confirms both at the registry search before any payment.
- Who acts
- Developer
- Evidence
- Estate Certificate of Occupancy, page 1
- Allocation letter, page 1
- Rule
- GEN.CHAIN.DEVELOPER_NOT_HOLDER v1
- Sources
- Land Use Act s.22: no alienation without the Governor's consent first had and obtained (opens in a new tab)PLAC, verified
- AGIS notice: titles for buyers in mass housing only after the developer files a complete application (opens in a new tab)AGIS, verified
- FCT land reforms: 2 of 445 mass housing developers met title requirements; 2,358 of 261,914 Area Council papers regularised (opens in a new tab)Guardian, verified
Ask: a document or written answer is needed(7)
AskClause riskTwo clauses disagree on when title passesClause 1.3 promises title on full payment, but Clause 1.6 ties the deed to the infrastructure fee.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer to confirm in writing what the buyer receives on full payment, and whether the deed waits for the infrastructure fee.
- Who acts
- Developer
- Evidence
- Allocation terms, page 1
- Allocation terms, page 2
- Rule
- GEN.CLAUSE.TITLE_TIMING_CONFLICT v1
- Sources
AskCompletenessThe estate layout shows no approvalNo approved estate layout or Development Control approval in the pack: the estate layout shows no approval.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer for the approved layout bearing the approving authority's stamp and reference, and the Development Control approval.
- Who acts
- Developer
- Evidence
- Estate layout, page 1
- Rule
- GEN.ESTATE.LAYOUT_APPROVAL v1
- Sources
- Urban and Regional Planning Act 1992 s.28 and s.30: development needs a permitNational Assembly, verified
- AGIS notice: titles for buyers in mass housing only after the developer files a complete application (opens in a new tab)AGIS, verified
AskExecutionA buyer side signature is missingThe allottee acceptance page is unexecuted.Next step, evidence and sourcesHide the detail
- Next step
- Have the allottee sign, date and keep a copy, and check the developer's copy carries the same signatures.
- Who acts
- Buyer
- Evidence
- Allocation terms, page 6
- Rule
- GEN.EXECUTION.COUNTERPARTY_UNSIGNED v1
AskProperty identityThe survey does not cover the plotThe only survey covers the 5.20 ha mother plot (PB 0101 to PB 0108), not Plot C7. There is no survey or approved subdivision for the plot.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer for a survey of Plot C7 by a SURCON registered surveyor, or the approved subdivision of the mother plot.
- Who acts
- Developer
- Evidence
- Survey of the estate parcel, page 1
- Rule
- GEN.IDENTITY.SURVEY_NOT_FOR_PLOT v1
- Sources
AskOfficial statusThe development period has passedCondition 4 required development within 2 years of the 2014 grant, by 2 June 2016. The pack shows no development evidence or extension.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer for development evidence or a written extension from the FCTA.
- Who acts
- Developer
- Evidence
- Estate Certificate of Occupancy, page 2
- Rule
- FCT.DEVELOPMENT.DEADLINE v1
- Sources
- Develop your land in two years or lose it, FCTA tells landowners (opens in a new tab)ICIR, verified
- AGIS notice: reviewed terms of grant (21 days to pay and accept an offer; two years to develop) (opens in a new tab)AGIS, verified
- Land Use Act s.28: revocation, including for breach of the rent covenant (opens in a new tab)PLAC, verified
- Land Use Act s.29: compensation for unexhausted improvements (opens in a new tab)PLAC, verified
AskOfficial statusNo ground rent receipt for the current yearNo ground rent receipt for the current year on file MISC 000100. The mother plot ground rent is ₦804,000 a year, and Condition 12(ii) allows revocation after 3 months of arrears. FCT ground rent is due on 1 January, and arrears led to mass revocations in 2025.Next step, evidence and sourcesHide the detail
- Next step
- Request the AGIS ground rent statement for file MISC 000100 and check the published revocation lists.
- Who acts
- Developer
- Evidence
- Estate Certificate of Occupancy, page 1
- Estate Certificate of Occupancy, page 3
- Rule
- FCT.GROUNDRENT.CURRENT v1
- Sources
- AGIS ground rent payment guidelines (due 1 January; 10% penalty on arrears) (opens in a new tab)AGIS, verified
- Land Use Act s.10: every certificate carries a covenant to pay rent (opens in a new tab)PLAC, verified
- Land Use Act s.28: revocation, including for breach of the rent covenant (opens in a new tab)PLAC, verified
- 4,794 FCT titles revoked for unpaid ground rent; 8,375 owners owed ₦6.97 billion (opens in a new tab)ICIR, verified
- 1,095 Abuja titles revoked: 835 for ground rent, 260 for violation and conversion fees (opens in a new tab)Channels TV, verified
AskParty chainNo stated route to the buyer's own titleCondition 9 requires the Minister's consent to alienate, and the route to the buyer's own title (sectional title, subdivision or consented sublease) is not stated.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer which route applies, who files it and when, in writing.
- Who acts
- Developer
- Evidence
- Estate Certificate of Occupancy, page 2
- Rule
- FCT.ESTATE.TITLEROUTE v1
- Sources
- AGIS services: routes from a mother title to buyer titles (opens in a new tab)AGIS, verified
- FCT estates now receive a C of O per unit rather than one global C of O (opens in a new tab)SimmonsCooper, verified
- AGIS notice: titles for buyers in mass housing only after the developer files a complete application (opens in a new tab)AGIS, verified
- AGIS FAQ: every R of O says not to alienate without the consent of the President first had and obtained (opens in a new tab)AGIS, verified
Note: record it, watch it or tell the client(5)
NoteClause riskThe developer says the allocation letter is not titleClause 4.2 says the allocation letter is not title.Next step, evidence and sourcesHide the detail
- Next step
- Tell the client the allocation letter is not title, and ask how and when the buyer's own title will come.
- Who acts
- Lawyer
- Evidence
- Allocation terms, page 4
- Rule
- GEN.CLAUSE.ALLOCATION_NOT_TITLE v1
- Sources
NoteClause riskBuild within a deadline or lose part of the priceClause 2.2 requires construction within 24 months or 30% forfeiture; added to the obligations calendar.Next step, evidence and sourcesHide the detail
- Next step
- Tell the client the deadline and the forfeiture, and ask the developer when the period starts.
- Who acts
- Agent
- Evidence
- Allocation terms, page 2
- Rule
- GEN.CLAUSE.CONSTRUCTION_DEADLINE v1
NoteClause riskAn infrastructure fee with nothing on what is builtClause 1.6 charges an infrastructure fee, but nothing in the pack says what infrastructure is in place or when the rest will be delivered.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer what infrastructure (roads, drainage, power, water) is in place now, and the schedule and cost for the rest.
- Who acts
- Developer
- Evidence
- Allocation terms, page 2
- Rule
- GEN.ESTATE.INFRASTRUCTURE_STATUS v1
NoteDates and termsTerm of the title, computedTerm computed: 99 years from 2 June 2014 ends on 1 June 2113; registration particulars present (No. 10001 Page 10 Vol 100), to be confirmed by an AGIS search.Next step, evidence and sourcesHide the detail
- Next step
- Your lawyer confirms the term and registration at the AGIS search.
- Who acts
- Lawyer
- Evidence
- Estate Certificate of Occupancy, page 1
- Rule
- GEN.TERM.COMPUTED v1
- Sources
NoteDocument integrityA hand marking on a printed documentPlot C7 appears marked in pencil on the estate layout.Next step, evidence and sourcesHide the detail
- Next step
- Ask the developer for a clean copy of the estate layout with the plot shown in print.
- Who acts
- Developer
- Evidence
- Estate layout, page 1
- Rule
- GEN.INTEGRITY.HANDWRITTEN_MARK v1
Coverage
Built for four states
Each state has its own rulebook on top of the federal rules that apply everywhere: the Land Use Act, consent and title case law, stamping and the professions.
FCT
Federal Capital Territory
- Registry
- AGIS
- Checks written
- 89
- FCT checks
- 11
- Sources cited
- 64
- Check families
- 10 of 10
What DeedLens checks in FCT
LAG
Lagos
- Registry
- Lagos Lands Registry
- Checks written
- 86
- Lagos checks
- 9
- Sources cited
- 52
- Check families
- 10 of 10
What DeedLens checks in Lagos
NAS
Nasarawa
- Registry
- NAGIS
- Checks written
- 83
- Nasarawa checks
- 5
- Sources cited
- 53
- Check families
- 10 of 10
What DeedLens checks in Nasarawa
ENU
Enugu
- Registry
- ENGIS
- Checks written
- 81
- Enugu checks
- 4
- Sources cited
- 48
- Check families
- 10 of 10
What DeedLens checks in Enugu
Every check cites its source. A check goes live for customers only after our legal adviser approves it.
Sources are link checked every week. Rules are versioned and never edited in place, so every finding names the rule version that raised it.
The fixed notice
A document review aid. Not a legal opinion and not an official search. Built to make both faster.
Every report carries this notice. Findings are for the professionals on your team, who confirm or dismiss each one before anything reaches a client.
Next step
Run a pilot on your own deals
Sixty days at no fee for selected agencies, law firms, developers, lenders and property managers: five seats, 20 matters and a weekly review call.