Horlash HOMES Limited.

Horlash HOMES Limited. The secret of getting ahead is getting started. Horlash homes Investment Limited exists to be a lead

18/05/2020

*WHAT IS A DEED OF RECTIFICATION?*

A Deed of Rectification is used to correct errors or mistakes made on a registered property document which was discovered after the registration. The errors are usually in relation to name (spelling, title or designation), land size or land shape.

Where the Rectification is based on a wrong Survey Plan, a Newspaper Publication is usually not required. However, where the Rectification is based on the Name, a Newspaper Publication is required.

According to the Lagos State Government Lands Bureau, there are laid down requirement for Rectification of Title to Land.

*REQUIREMENTS FOR RECTIFICATION*

* Application letter addressed to the Permanent Secretary, Lands Bureau.

* Deed of Rectification

* 2 Nos. Sunprint Survey plan for survey rectification

* Newspaper publication in a widely circulated newspaper

* Means of identification (National ID, Driving License, Voter’s Card or data page of valid International passport) of the applicant.

* Sworn affidavit with passport photograph attached.

* Receipts evidencing payment of rectification charges:
Rectification Fee: 0.75% of assessed value,
Stamp duty: 0.375% of assessed value and
Registration: 0.375% of assessed value

*WORKFLOW FOR TITLE RECTIFICATION*

* Submission of application/request (with attached documents)

* Evaluation of Deeds and documents submitted

* Survey Charting (Surveyor-General)

* Investigation of site by other Agencies of Government, where necessary

* Recommendation for approval
* Stamping and Registration by Land Registry
* Collection of registered deed at Land Services.

/

09/02/2017

PROPERTIES TO LET AT MAINLAND LAGOS.

1) lovely 3 bedroom duplex at Basiru sh*ttu street, Magodo Gra- 3m
2) 2 units of 2bedroom Flat @ Magodo - 1.5m
3) 1 unit of 2 bedroom (basement) @ Magodo phase2- #1.2m
4) 1 unit of 3 bedroom duplex +bq at maple wood estate oko-oba Agege- 2m
5) 4 units 3bedroom Flat at maple wood estate, oko-oba - 700k

PROPERTIES FOR SALES IN MAINLAND
1) 7 units of 5bedroom duplex, 2units of 3bedroom Flat for sale @ Omole phase with cofo- and 45m respectively.
2) 1 unit of 9sqm shop at Tejuosho market, yaba -
3) 650sqm Land estate, oko-oba Cofo under process-
4) 1600sqm of Land at of Ajayi road, Ogba with cofo -

07035572792,08052633221

03/02/2017

ACRES OF LAND FOR SALE IN LAGOS, NIGERIA
1. 15 acres of land at Kurata-Agidingbi old mama cass, Ikeja CBD, Lagos.
2. 4.3 Acres of land at Yaro Village along Epe Expressway, Lekki @₦1.7m per plot.
3. 403 Acres of land at Oko Ebute Solualade Alahun Village, Lekki @ ₦24m/acre.
4. 352 Acres of land Jagun Asho Village via Mosere-Ikoja town, Lekki, ₦15m/acre.
5. 520.521 Acres of land at Iluketa Village via Alatise Ibeju Lekki ₦17m/acre.
6. 6.464 Acres of land at Fidiso Estate Abiwo, Lekki. ₦7.5m/acre.
7. 2.679 Acres at Abijo, Lekki ₦2m/plot.
8. 251.321 Acres at Onike, Abiji Village, Lekki ₦6m/acre.
9. 51.824 Acres at Onike Bakai, Igando Oloja, Lekki ₦6m/acre.
10. 33 Acres at Eleshin berger for N250million per acres
11. 12.5 Hectares of land at Buena Rista estate, lafiaji village lekki phase 1- 4.9B (CofO, Valuation report)

ACRES OF LAND FOR SALE IN OGUN AND OYO STATE NIGERIA

12. 60 Acres of Land along Lagos/Ibadan Express road with C of O for ₦10milion per acres.
13. 105/135 Acres of land along Lagos/Ibadan Express road with C of O for N10million per acres.
14. 800 Acres of land at Papa Lanto/Shagamu – Abeokuta Road, Ogun State with C of O for N8million per acres.
15. 320 Acres of land at Ogere side Along Lagos/Ibadan Express road, for N5million per acres with Red Copy Survey.
16. 14,000 Acres of land at Alapako with red copy and Supreme Court judgement for N2.5million per acres.
17. More than 10 Acres of land at Onigari Oyo state and Ogun state boundary all in Lagos/Ibadan Expressway N3million per acres with Gazette.
18. 2,250 Acres of land at Ajanla Farm with Deed of Conveyance. ₦3.5m/acre (ASKING) .
19. 25,000 ACRES of land at Iseyin road, Okeho – Ado awaye with C of O. ₦350,000/acre.
20. 30000 acres along Ife/Ibadan Expressway, Asejire, Ibadan, Oyo State. ₦250,000/acre.
21. 1 plot of land at Cedar wood junction Abule-oko road, Magboro, Ogun State. ₦6m.
22. 1038 Acres (Survey) along Shagamu/Abeokuta Expressway, Kobape, Ogun State. ₦6m/acre.
23. 439.329 Hectares(survey) of Land ajong Shagamu/Abeokuta Expressway, Potoki-Onibata community, Ogun State.₦1.5m/acre.
24. 56 Acres (survey & Layout plan) along Lagos/ Abeokuta Expressway, Egbado, Ogun State.
25. 41 Acres of land along Lagos /Ibadan Expressway, Aiyetoro, Ogun state. ₦6m/acre.
26. 50 Acres of land (Survey) behind Redemption camp Lagos/Ibadan Expressway, Shimawa, Ogun State. ₦2m/acre.
27. 20 Acres of land along Lagos/Abeokuta Expressway, Wasinmi, Ogun state.
28. 50 Acres of land along Lagos/Abeokuta Expressway, Itori, Ogun State.

JOINT VENTURE
1. 3700sqm land at Oba Akinjobi Street, Ikeja GRA, Lagos- Open proposal.
2. 1200sqm at Kola Amodu Street, Magodo GRA II, Shangisha, Lagos. Open proposal, No premium and Facilitators’ fee ₦15m.

FOR INSPECTION AND ENQUIRES: 07035572792(whatsapp), 08052633221

31/01/2017

Understanding the tenancy Laws of Lagos State

by Fola A

The tenancy law of Lagos Understanding the tenancy Laws of Lagos State

by Fola A

The tenancy law of Lagos State came into force on 24th August, 2011. It is important to note that the law does not have general application throughout the State – Section 1 subsection (1)-(3), Tenancy Law, 2011.
It applies to all premises within Lagos State, including business and residential premises unless otherwise specified.
It does not apply to:
1. Residential premises owned or operated by an educational institution for its staff and students.
2. Residential premises provided for emergency shelter.
3. Residential premises in a care or hospice facility, in a public or private hospital or a mental health facility; and that is made available in the course of providing rehabilitative or therapeutic treatment.
The following areas are exempted from the application of the law:
1. Apapa
2. Ikeja GRA
3. Ikoyi
4. Victoria Island
The Tenancy Law of Lagos State 2011 has made it obligatory for all landlords to issue rent payment receipt to their tenants in respect of rent paid by tenants. Section 5 subsection (1) of the tenancy laws of Lagos further states that the rent receipt shall state the date on which rent was received, names and addresses of the landlord and tenant, description and location of premises in respect of which the rent is paid, amount of rent paid and period to which the payment relates.
Now, section 5 subsection (3) of the tenancy law prescribes the penalty on the landlord who fails to issue a rent receipt on conviction to a fine of N100,000.
Quit Notice
Section 13 subsection (1) of the tenancy law prescribes the length of notice to be given where there is no agreement between the landlord and the tenant to determine the tenancy, which are; a week’s notice for a tenant at will, one month’s notice for a monthly tenant, three months’ notice for a half- yearly tenant and 6 months’ notice for a yearly tenant.
However, sub section (2) of section 13 further provides that in the case of a monthly tenancy, where the tenant is in arrears of rent for 6 months, the tenancy shall lapse, in other words, there would be no need for a landlord to issue a notice to quit on the tenant; what will be issued is a 7-day notice of owner’s intention to recover possession. The same applies to quarterly or half–yearly tenancy where the tenant is in arrears of rent for 1 year.
Procedure for Recovery of Premises
There are 4 steps or stages in the process for the recovery of premises:
1. Termination or Determination of Tenancy (i.e. notice to quit)
2. Service of 7 days’ notice of owner’s intention to apply to court to recover possession
3. Action in Court by Summons
4. Issuance of Warrant of possession (Section 24)
Under the Tenancy Law of Lagos 2011, Section 29 provides that where a landlord refuses to accept the current rent from a tenant, the tenant may upon application to the Court pay such rent to the Court’s Registry.
A tenant can question an unreasonable increase of rent by the landlord by applying to Court for an order declaring that the increase is unreasonable.
Offences Under the Tenancy Law – Sections 4, 44 Tenancy Law 2011
It is an offence for a landlord or his agent:
1. To demand or receive from a monthly sitting tenant rent for more than 6 months
2. To demand or receive from a yearly sitting tenant rent for more than 1 year
3. To demand or receive from a new tenant rent for more than 1 year
4. Not to issue receipt containing terms under Section 5
5. To demolish, alter or modify a building with a view to ejecting a tenant without the approval of Court
6. To forcibly eject a tenant
7. To threaten or mo**st a tenant by actions or words with a view to ejecting such tenant
8. To willfully damage the premises
9. To obtain order of possession by false information (an offence under the criminal code for perjury; and shall be liable to pay reasonable compensation to the tenant)
10. Consequences for 1-4 above is N100,000 fine or 3 months imprisonment
11. Consequences for breach of 5-8 is N250,000 fine or 6 months imprisonment
On the part of the tenant
It is an offence for a:
1. Monthly tenant to offer or pay rent for more than 6 months
2. Yearly tenant to offer or pay rent for more than 1 year
3. New tenant to offer or pay rent for more than 1 year
4. Tenant to deprive a landlord from recovering his premises by false information
5. Breach of the above offences attracts N100, 000 fine or 3 months imprisonment.
Conclusively, it must be noted that agents in Lagos are full of dubious practices, therefore before you pay rent to them:
1. Contact the landlord and seek his express permission before you go ahead to transact with his agents.
2. Do not pay any money to the bank account of any agent.
3. Ask for the tenancy agreement which you will enter into with the landlord before you make payments of any kind.
4. Feel free to raise requisition as soon as you notice foul play in the course of your transaction with the landlord, his agents.
5. Do not be in a hurry or desperate as they can capitalise on this to swindle you of your hard-earned money.
6. Ask for a receipt upon payment, not the agent’s receipt.
Note that it is an offence to pay more than a year’s rent! came into force on 24th August, 2011. It is important to note that the law does not have general application throughout the State – Section 1 subsection (1)-(3), Tenancy Law, 2011.
It applies to all premises within Lagos State, including business and residential premises unless otherwise specified.
It does not apply to:
1. Residential premises owned or operated by an educational institution for its staff and students.
2. Residential premises provided for emergency shelter.
3. Residential premises in a care or hospice facility, in a public or private hospital or a mental health facility; and that is made available in the course of providing rehabilitative or therapeutic treatment.
The following areas are exempted from the application of the law:
1. Apapa
2. Ikeja GRA
3. Ikoyi
4. Victoria Island
The Tenancy Law of Lagos State 2011 has made it obligatory for all landlords to issue rent payment receipt to their tenants in respect of rent paid by tenants. Section 5 subsection (1) of the tenancy laws of Lagos further states that the rent receipt shall state the date on which rent was received, names and addresses of the landlord and tenant, description and location of premises in respect of which the rent is paid, amount of rent paid and period to which the payment relates.
Now, section 5 subsection (3) of the tenancy law prescribes the penalty on the landlord who fails to issue a rent receipt on conviction to a fine of N100,000.
Quit Notice
Section 13 subsection (1) of the tenancy law prescribes the length of notice to be given where there is no agreement between the landlord and the tenant to determine the tenancy, which are; a week’s notice for a tenant at will, one month’s notice for a monthly tenant, three months’ notice for a half- yearly tenant and 6 months’ notice for a yearly tenant.
However, sub section (2) of section 13 further provides that in the case of a monthly tenancy, where the tenant is in arrears of rent for 6 months, the tenancy shall lapse, in other words, there would be no need for a landlord to issue a notice to quit on the tenant; what will be issued is a 7-day notice of owner’s intention to recover possession. The same applies to quarterly or half–yearly tenancy where the tenant is in arrears of rent for 1 year.
Procedure for Recovery of Premises
There are 4 steps or stages in the process for the recovery of premises:
1. Termination or Determination of Tenancy (i.e. notice to quit)
2. Service of 7 days’ notice of owner’s intention to apply to court to recover possession
3. Action in Court by Summons
4. Issuance of Warrant of possession (Section 24)
Under the Tenancy Law of Lagos 2011, Section 29 provides that where a landlord refuses to accept the current rent from a tenant, the tenant may upon application to the Court pay such rent to the Court’s Registry.
A tenant can question an unreasonable increase of rent by the landlord by applying to Court for an order declaring that the increase is unreasonable.
Offences Under the Tenancy Law – Sections 4, 44 Tenancy Law 2011
It is an offence for a landlord or his agent:
1. To demand or receive from a monthly sitting tenant rent for more than 6 months
2. To demand or receive from a yearly sitting tenant rent for more than 1 year
3. To demand or receive from a new tenant rent for more than 1 year
4. Not to issue receipt containing terms under Section 5
5. To demolish, alter or modify a building with a view to ejecting a tenant without the approval of Court
6. To forcibly eject a tenant
7. To threaten or mo**st a tenant by actions or words with a view to ejecting such tenant
8. To willfully damage the premises
9. To obtain order of possession by false information (an offence under the criminal code for perjury; and shall be liable to pay reasonable compensation to the tenant)
10. Consequences for 1-4 above is N100,000 fine or 3 months imprisonment
11. Consequences for breach of 5-8 is N250,000 fine or 6 months imprisonment
On the part of the tenant
It is an offence for a:
1. Monthly tenant to offer or pay rent for more than 6 months
2. Yearly tenant to offer or pay rent for more than 1 year
3. New tenant to offer or pay rent for more than 1 year
4. Tenant to deprive a landlord from recovering his premises by false information
5. Breach of the above offences attracts N100, 000 fine or 3 months imprisonment.
Conclusively, it must be noted that agents in Lagos are full of dubious practices, therefore before you pay rent to them:
1. Contact the landlord and seek his express permission before you go ahead to transact with his agents.
2. Do not pay any money to the bank account of any agent.
3. Ask for the tenancy agreement which you will enter into with the landlord before you make payments of any kind.
4. Feel free to raise requisition as soon as you notice foul play in the course of your transaction with the landlord, his agents.
5. Do not be in a hurry or desperate as they can capitalise on this to swindle you of your hard-earned money.
6. Ask for a receipt upon payment, not the agent’s receipt.
Note that it is an offence to pay more than a year’s rent!

30/01/2017

*DOCUMENTS YOU MUST KNOW IN REQUEST ESTATE BUSINESS*

For to go into real estate, you need detailed understanding of these documents in order to guide and educate your client that may not know what they are. Pls study it.

Prices of land is largely determined by these titles that a piece of land will get or by its nearness to a major landmark.

*Documents you must know in this business*

*SURVEY PLAN*

A Survey plan is a document that measures the boundary of a parcel of land to give an accurate measurement and description of that land. The people that handle survey issues are Surveyors and they are regulated by the office of the Surveyor general in Lagos as it relates to survey issues in Lagos. A survey plan must contain the following information:

1. The name of the owner of the land surveyed

2. The Address or description of the land surveyed

3. The size of the land surveyed

4. The drawn out portion of the land survey and mapped out on the survey plan document

5. The beacon numbers

6. The surveyor who drew up the survey plan and the date it was drawn up

7. A stamp showing the land is either free from Government acquisition or not

*EXCISION*

Land Use Decree on the 28th of March, 1978 that vested all lands in every state of the Federation under the control of the State Governors. The Land Use Act coupled with other laws made it possible for the Governor who was now the owner of all lands in the state to actually have the power to Acquire more lands compulsorily for its own public purpose to provide amenities for the greater good of the citizens.

Fortunately, the government recognizes that indigenes of different sections of the country have a right to existence . . . a right to the land of their birth. Hence, it is customary for state government to cede a portion of land to the original owners (natives) of each area.

An Excision means basically taking a part from a whole and that part that has been excised, will be recorded and documented in the official government gazette of that state.

*GAZETTE*

A Gazette is an Official record book where all special government details are spelt out, detailed and recorded

A gazette will show the communities or villages that have been granted excision and the number of acres or hectares of land that the government has given to them. It is within those excised acres or hectares that the traditional family is entitled to sell its lands to the public and not anything outside those hectares of land given or excised to them.

A Gazette is a very powerful instrument the community owns and can replace a Certificate of Occupancy to grant title to the Villagers. A community owning a gazette can only sell lands to an individual within those lands that have been excised to them and the community or family head of that land has the right to sign your documents for you if you purchase lands within those excised acres or hectares of land.

*DEED OF ASSIGNMENT*

A Deed of Assignment is an Agreement between the Seller of a Land or Property and a Buyer of that Land or property showing evidence that the Seller has transferred all his rights, his title, his interest and ownership of that land to that the Seller that has just bought land.

The Deed of Assignment has been exchanged between both parties, it has to be recorded in the land registry to show legal proof that the land has exchanged hands and the public should be aware of the transaction. Such recorded Deed of Assignment come in the form of either a _*Governor’s Consent*_ or _*Registered Conveyance*

*CERTIFICATE OF OCCUPANCY*

A Certificate of Occupancy (C of O) issued by the Lagos State Government officially leases Lagos land to you, the applicant, for 99 yrs. As already indicated above, all lands belong to the Government.

A C of O however is the officially recognized Document for demonstrating Right to a Land.
What happens after 99 years? That question is still subject of debate among experts. Most have adopted a wait-and-see attitude. Others postulate that as the new owner of the land, you the buyer, can renew the certificate of occupancy when it expires. That makes sense, but for now is largely a case of “We shall see when we get there”.😄

*Meaning & Brief History of Gazette*

Before the Land-Use Act in 1978 was enacted, Traditional families who had so much land power under their control benefited from taking pleasure over all the rights given to the land owners. Because of this mega-power they wielded with land, they gave out lands to individuals under a tenancy system for them to use the land either for fishing or farming while they still maintained control over the portion of the land given to the individual. It wasn’t until the creation of Lagos Executive Development Board in the 1950s that individuals where now able to acquire land from the board directly in exchange for a sum of money instead of going to meet the traditional families to obtain land.

This led to the Traditional Families now splitting their lands to keep some for the family use and others for sale to individuals directly to compete with the Lagos Executive Development. This system still made the Traditional Families total top dogs in exercising exclusive rights with lands they chose to sell and the ones they chose to keep. This eventually led to the birth of land speculation in Nigeria because lands were very expensive to purchase and difficult to obtain. Because of this and other ancillary reasons, it finally led to the promulgation of the Land Use Decree on the 28th of March, 1978 that vested all lands in every state of the Federation under the control of the State Governors.

People could now directly obtain land from the Governor and the Governor could allocate land to the individual or Companies inquiring about land and issue certificate of occupancy to these people it has allocated land to.
The land use act coupled with other laws made it possible for the Governor who was now the owner of all lands in the state to actually have the power to acquire more lands compulsorily for its own public purpose to provide Amenities for the greater good of the citizens.

The Acquisition of land from the Family by the Governor who is now the custodian of all lands in the state was now empowered by the Land Use Act to take the general control and management of all URBAN land and any area designated as an Urban area by the Governor shall be published in an Official Government Record book known as the *Gazette.* Any area, community or village the Governor designates as an Urban Area is an Acquired land and the rest of the land it has not Acquired may be given back to the community it was acquired from in the form of an Excision. *“An Excision means basically taking a part from a whole and that part that has been excised will be recorded and documented in the official government gazette of that state.”*

So for example if in 1981, Victoria Island, Ikoyi and Lekki were all part of one big Community joined together called Oniru and it had no separation to know which area is called ikoyi, Lekki or V.I then and it has an approximate total area square meters estimate of 100,000 square meters and the Government is interested in that area and decides to take 70,000 square meters for its self for its own personal use as an Urban Area or public purpose, it will record this acquisition in the official government gazette and also record that the remaining 30,000 square meters has been left alone for the traditional family to have and do with it whatever it pleases it to do. This is the sweet relationship between a land under acquisition, an excision and gazette.

*A gazette is an official record book where all special government details are spelt out, detailed and recorded. A gazette will show the communities or villages that have been granted excision and the number of acres or hectares of land that the government has given to them. It is within those excised acres or hectares that the traditional family is entitled to sell its lands to the public and not anything outside those hectares of land given or excised to them.*

If they decide to sell anything outside the excised land, then that land is under acquisition by the government and it is a very bad land to buy.

Special Features of a Gazette include the following:

The first page of a Gazette must have the following unless it is a dubious or fake Gazette

👉 The Logo of the Country and the inscription of the title “LAGOS STATE OF NIGERIA OFFICIAL GAZETTE”
👉 Underneath it must have the Number, Volume, Page, Date and the Location it was signed into law e.g. No 26 in pages 200 to 291, Volume 87 dated 14th of August 2011 and have the contents of the list of the Villages, Settlements and parcels of land excised back to the community.
The Inner pages will show the following:
🔸The description of the Area or Village excised
🔸The number of Acres or Hectares of land excised to the Village
🔸Where the boundaries of the beacons start and stop
🔸The page the description of the Village excised.

A Gazette is a very powerful instrument the community owns and can replace a Certificate of Occupancy to grant title to the Villagers. A community owning a gazette can only sell lands to an individual within those lands that have been excised to them and the community or family head of that land has the right to sign your documents for you if you purchase lands within those excised acres or hectares of land. If the government based on some reasons best known to them decides to revoke or acquire your land, you will be entitled to compensation as long as it’s within the Excised lands given to that community.

The best way to know whether a land is under acquisition or has an excision that has been covered by a Gazette is to get a surveyor to chart the site and take it to the surveyor general’s office to do a land information to confirm whether it falls within the gazette and spell out which particular location it can be found.

Address

Suite 13, Adekunle Banjo Avenue, Shangisha
Lagos

Opening Hours

Monday 09:00 - 17:00
Tuesday 09:00 - 17:00
Wednesday 09:00 - 17:00
Thursday 09:00 - 17:00
Friday 09:00 - 17:00
Saturday 09:00 - 17:00

Telephone

+2347035572792

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