How a conveyance differs from an assignment today
In English property law, which Nigeria inherited, a conveyance transferred freehold land and an assignment transferred a lease. Before 1978, much land in Lagos and other cities was sold by conveyance and recorded at the Lands Registry.
The Land Use Act changed the basis of title. Freeholds became rights of occupancy, and since then what is transferred is a right of occupancy, not a freehold. So the label matters less than it used to:
- A modern sale of land under a statutory right is usually documented by a deed of assignment, though some states, estates and lawyers still use the word conveyance.
- Whatever it is called, the transfer of a statutory right needs Governor's Consent, stamping and registration.
Why old conveyances still matter. Many Lagos titles trace back to a registered conveyance from before 1978. Such holdings were treated as deemed rights of occupancy, so a registered conveyance can be a genuine root of title even without a C of O. Buyers of these properties often apply for a C of O, or simply take a consented assignment that recites the old conveyance.
Differences by state
- Lagos: pre-1978 registered conveyances are common in older areas such as Lagos Island, Yaba and Surulere.
- Other states: some state registries and estate developers still describe their sale deed as a conveyance.
What to check
- That a pre-1978 conveyance is registered, and get a certified true copy from the registry.
- The chain of transfers since the conveyance, each with consent where needed.
- That the land described in the conveyance matches today's survey.
Red flags
- An unregistered "conveyance" presented as a full title.
- A conveyance from someone who was not the registered owner.
- Old conveyances with no later documents explaining how the seller came to hold the land.
Deed of conveyance vs Deed of Assignment
| Aspect | Deed of Conveyance | Deed of Assignment |
|---|---|---|
| Traditional meaning | Transfer of freehold | Transfer of a lease or right of occupancy |
| Typical era | Mostly before 1978 | Standard since 1978 |
| Needs consent today? | Yes, if it transfers a statutory right | Yes, for statutory rights |
| Registration | Required to be relied on | Required to be relied on |
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Questions
What is a deed of conveyance in Nigeria?
It is a deed transferring land from seller to buyer. It was the usual form for freehold sales before 1978 and still appears in old titles.
What is the difference between a deed of conveyance and a deed of assignment?
Traditionally a conveyance transferred freehold and an assignment transferred a lease or right. Since the Land Use Act the two do the same job for rights of occupancy, and both need consent and registration.
Is a deed of conveyance a title document?
A registered deed of conveyance can be a valid root of title, especially for pre-1978 Lagos holdings, but it should be searched and checked like any other title.
Do I need Governor's Consent for a deed of conveyance?
Yes, where it transfers a statutory right of occupancy today. Consent, stamping and registration are what make the transfer effective against others.
Related terms
Sources
- 1. Understanding land title documents BusinessDay · checked 13 October 2026
- 2. Nigeria: real estate legislation DLA Piper Real World · checked 13 October 2026
- 3. Thesis on the deed of assignment in Nigerian land transactions Ahmadu Bello University (Kubanni repository) · checked 13 October 2026
- 4. Land Use Act 1978 (Cap L5 LFN 2004) Federal Republic of Nigeria (via PLAC Laws of Nigeria) · checked 13 October 2026
Cite this definition
"Deed of conveyance", Nigeria Property Centre Property Glossary, last checked 13 October 2026, https://nigeriapropertycentre.com/glossary/deed-of-conveyance
You may reuse this definition under CC BY 4.0 with credit to Nigeria Property Centre and a link to this page.
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