The Importance of Surveyors in Land Disputes: Nigeria as a Case Study

Introduction

Land remains one of the most valuable and sensitive assets in Nigeria. It is central to housing, agriculture, commerce, inheritance, and cultural identity. Because of its high economic value and emotional significance, land disputes are widespread across the country.

Many of these disputes arise from unclear boundaries, multiple ownership claims, poor documentation, or fraudulent practices. In resolving such conflicts, surveyors play a vital and irreplaceable role by providing clarity, accuracy, and legal certainty.

Understanding Land Disputes in Nigeria

Land disputes in Nigeria are driven by several interconnected factors, including:

• Rapid urbanization and population growth
• Customary land tenure systems
• Poor record-keeping and outdated survey plans
• Overlapping allocations by land authorities
• Boundary encroachment and land grabbing
• Inheritance and family land conflicts

These challenges are further complicated by the coexistence of customary law and statutory law, making land administration complex and contentious.

Who Is a Surveyor?

A surveyor is a trained professional who measures, maps, and defines land boundaries using scientific methods, modern instruments, and legal principles.

In Nigeria, licensed surveyors are regulated by recognized professional and statutory bodies such as:

• Surveyors Council of Nigeria (SURCON)
• Nigerian Institution of Surveyors (NIS)

Their work forms the foundation of land ownership, registration, and dispute resolution.

The Role of Surveyors in Land Dispute Resolution

1. Accurate Boundary Definition

Many land disputes stem from unclear or disputed boundaries. Surveyors help by:

• Accurately determining land boundaries using coordinates
• Re-establishing lost or disputed boundary beacons
• Preventing encroachment by neighboring landowners

This replaces assumptions and emotional claims with factual and verifiable evidence.

2. Preparation and Verification of Survey Plans

Survey plans are critical legal documents in Nigeria. Surveyors ensure that:

• Survey plans are accurate and up-to-date
• Plans comply with government regulations
• Duplicate, altered, or fake survey plans are detected

Courts and land registries rely heavily on authenticated survey plans during dispute resolution.

3. Serving as Expert Witnesses in Court

In land-related court cases, surveyors often appear as expert witnesses. Their professional input assists the court to:

• Interpret survey plans and cadastral maps
• Understand technical boundary and measurement issues
• Determine the true extent and location of disputed land

Judges frequently rely on survey evidence over conflicting oral testimonies.

4. Prevention of Multiple Land Allocations

Surveyors assist both government agencies and private individuals by:

• Checking existing survey records before land allocation
• Identifying overlaps between land parcels
• Ensuring proper land demarcation and documentation

This proactive role helps prevent disputes before they arise.

5. Supporting Land Registration and Documentation

Under the Land Use Act of 1978, proper documentation is required for land ownership and use rights. Surveyors support this process by:

• Producing survey plans required for Certificates of Occupancy (C of O)
• Assisting in land registration and title perfection
• Ensuring spatial accuracy within land registries

Well-documented land significantly reduces future conflicts.

Nigeria as a Case Study

Land disputes are common in both urban and rural Nigeria.

• In major cities such as Lagos, Abuja, and Port Harcourt, disputes often involve multiple sales, overlapping government allocations, and land grabbing.
• In rural areas, conflicts are frequently linked to family land, communal ownership, inheritance, and traditional boundaries.

In all these contexts, surveyors provide neutral, technical, and legally acceptable evidence that transcends emotional, cultural, and political tensions.

Challenges Facing Surveyors in Land Dispute Resolution

Despite their importance, surveyors face several challenges, including:

• Limited access to updated and reliable land records
• Interference from land grabbers and powerful interests
• The activities of quack or unlicensed surveyors
• Low public awareness of the surveyor’s professional role

Addressing these challenges is essential for effective land governance.

Conclusion

Surveyors play a central role in resolving land disputes in Nigeria. Their technical expertise, accuracy, and professional integrity provide the factual foundation upon which fair judgments and peaceful settlements are built.

Without surveyors, land disputes would rely heavily on conflicting claims and assumptions, leading to prolonged conflicts and injustice. Strengthening the role of surveyors, enforcing professional standards, and promoting proper land documentation are crucial steps toward sustainable land management in Nigeria.