Registered Survey vs Provisional Survey: What Every Nigerian Land Buyer Must Know

Introduction

When buying land in Nigeria, you will hear terms like “survey plan,” “provisional survey,” and “registered survey.” For many first-time buyers, these terms are confusing. But understanding them is essential because surveys prove the exact location and boundaries of your land. Without the right survey, your investment may be at risk.

A provisional survey is a temporary document prepared by a surveyor but not yet authenticated by government authorities. A registered survey is an officially recognized survey lodged and verified at the state Surveyor-General’s office.

This difference may sound small, but in reality, it is huge. One is like a draft, the other is the legally binding version. This blog explains the differences, the risks of ignoring them, and how Landnest ensures every client gets the right documentation.

What Is a Survey Plan?

A survey plan is a document that shows the boundaries and measurements of a parcel of land. It typically contains:

• The surveyor’s name and license number

• The land’s coordinates (linked to Nigeria’s geodetic system)

• The land’s size in square meters

• Beacons or boundary markers

• The location description (village, district, local government)

• Date of survey

• A charting report showing whether the land falls within government-acquired, free, or excised areas

A survey plan prevents disputes by showing exactly where your land starts and ends.

What Is a Provisional Survey?

A provisional survey is a survey prepared by a licensed surveyor but not yet registered with the government Surveyor-General’s office.

Features of a Provisional Survey

• Prepared by a private surveyor

• Reflects measurements and boundaries

• Useful for initial transactions and allocation of plots

• Not yet charted with government records

Limitations of a Provisional Survey

• Not legally binding in court disputes

• Cannot fully guarantee that the land is free from government acquisition

• May not protect against future challenges

In short, a provisional survey is like a draft document, a starting point but not the final word.