Overcoming the Difficulty in Registering Caution on Certificates of occupancy in Lagos state

Journal of African Law

Volumn 47, Issue 2, 2003, Pages 244-264

  Banire, Muiz ^a  

^a UNIVERSITY OF LAGOS   (Nigeria)

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EID: 85022894612     PISSN: 00218553     EISSN: 14643731     Source Type: Journal    
DOI: 10.1017/S0021855303002110     Document Type: Article

References (101)

1. cap. 202, Laws of the Federation of Nigeria (LFN) 1990 (hereinafter referred to as “the Act”. The Act was passed as Decree No. 8 of 1978 and it came into effect on 29 March of the same year.
2. Cap. 59, Laws of Northern Nigeria, 1963.
3. See also M.G. Yakubu: Notes on the Land Use Act, 4.
4. Cap. 166, Laws of Lagos State of Nigeria, 1994.
5. Cap. 111, Laws of Lagos State of Nigeria, 1994.
6. See Onagoruwa v. Akinremi (2001) 13 NWLR (pt. 729) 38.
7. Cap. 163, Laws of Lagos State of Nigeria, 1994.
8. (2000) 10 NWLR (pt. 674) 116.
9. (1991) 4 NWLR (pt. 184) 157.
10. The Chambers Dictionary, C. Schwarz (ed.), Chambers Harrap, reprinted 1993, at 271.
11. H. Campbell Black, Black's Law Dictionary, 6th edn., West Publishing, 1990, 222.
12. See N.P. Gravells, Land Law
13. Text and Materials, London: Sweet & Maxwell, 1995, 131.
14. See generally, K. Gray, Elements of Land Law, 2nd edn., London: Butterworths, 1993, at 184
15. Barry v. Heider (1914) 19 NLR 197
16. per Isaacs, J., at 221.
17. See Re White Rose Cottage [1965] Gh. 94
18. Myton v.Scwab-Morris (1974) 1 WLR 331.
19. See K. Gray, above, n. 12, at 184.
20. See B.O. Nwabueze, Nigerian Land Law, Enugu: Nwamife Books, 1972, at 542.
21. See also, Maudsley and Burns, Land Law Cases and Materials, by E.H. Burns, 6th edition, London: Butter-worths, 1992, 153–154.
22. S. 46(4), Titles law.
23. See ss. 46 and 47 Titles law.
24. (1961) All NLR 757.
25. And generally, Nwabueze, above, n. 17, 542–543.
26. (1962) LLR 135 at 136.
27. S. 43(2) Titles law.
28. S. 43 Titles law.
29. FMCB– Waltons Finance Ltd. v. Crerf Realty Pty. Ltd. (1977) 10 NSWLR 621 at 631.
30. THE Mortgage Corporation Limited v. Nationwide Credit Corporation Limited (1992) The Times, 27 July
31. Clark v. Chief Land Registrar; Chancery Pic v. Kettenngham [1994] ch. 370.
32. Barclays Bank Limited v. Taylor [1974] Gh. 137, per Russel, L.J, at 147.
33. S. 49, of the Act. Contra, see Ona v. Atenda [2000] 5 NWLR (pt. 656) 244 on the interpretation of this section vis-à-vis the Federal Capital Territory Act, Cap. 128, LFN 1990. Further exposition of this topic is not within the scope of this paper.
34. Cap. 202, s. 1 of the Act. See Adisa v. Oyinwola (2000) 10 NWLR (pt. 674) 116 at p. 164, per Ayoola,J.S.C.
35. [1978] A.C. 359 at p. 382.
36. See M.A. Banire, The Nigerian Law of Trusts, Lagos: Excel Publications, 2002, 17–22
37. Keeton and Sheridan, The Law of Trusts, 12th edition, Chichester: Barry Rose Law Publishers, 1993,9–61.
38. R.W. James,. Nigerian Land Use Act: Policy and Principles; He ife: University of Ife Press, 1987, at 85.
39. See also Dagachi of Dere v. Dagachi of Ebwa (2001) 7 NWLR (pt. 712) 371
40. per Muntaka-Coomassie,J.C.A., at 395.
41. Constitution of the Federal Republic of Nigeria, (GFRN) 1999.
42. See Umezulike, “Does the Land Use Act expropriate?” (1986) 5 Journal of Private and Property Law;(JPPL)61.
43. (1984) 6 SC 362 at 404.
44. See also Uwais, J.S.C. in Salati v. Shehu (1986) 1 NWLR (pt. 15) 198 at 209.
45. See J.F. Fekumo, “Does the Land Use Act expropriate?” (1985) 3 J.P.P.L 1.
46. (1987 & 1988)869 JPPL 5.
47. See Adisa v. Oyinwola above, at 116, where Ayoola, J.S.G. stated that “by virtue of the transitional provisions made in sections 34(2) and 36(2) of the (Land Use) Act, the rights of owners of land prior to the commencement of the Act were recognised and protected to such extent as specified in the Act”
48. see also Kyan v. Alkali (2001) 11 NWLR (pt. 724) 412
49. Kokoro-Owo v. Lagos State Govt. (2001) 11 NWLR 239.
50. Cap. 59, Laws of Northern Nigeria, 1963.
51. For a detailed discussion on the metamorphosis of the legislation on land matters in the North, see B.O. Nwabueze, above, n. 17, 235–236.
52. See R.W. James, above, n. 35, at 10–12
53. quoting Casely-Hayford, “Report on Land Tenure in Native Customary Law of the Protectorate of the Northern Territories of the Gold Coast,” Part 2.
54. See also B.O. Nwabueze, above, n. 17, at 12, n. 25.
55. See Oyinwola's case at 186.
56. See also Sadikwu v. Datari (1996) 5 NWLR (pt. 447) 151.
57. See e.g. Dzungwe v. Gbishe (1985) 2 NWLR (pt. 8) 528.
58. NWLR
59. (2000) 15 NWLR (pt. 691) 959 at 612.
60. (1881) 19 Ch.D 233 at p.235. See also Osho v. Foreign Finance Corporation (1991) 4 NWLR (pt. 184) 157 at 193.
61. See also Lace v. Chantler [1944] KB 305
62. Harvey v. Pratt [1965] 2 All ER 786
63. United Bank for Africa v. Tejumola & Sons Ltd. (1988) 2 NWLR (pt. 79) 662.
64. See Dagachi of Dere v. Dagachi of Ebwa (2001) 7 NWLR (pt. 712) p. 365
65. Abioye v. Yakubu (1991) 5 NWLR (pt. 190) 130.
66. See also Savannah Bank v. Ajilo (1989) 2 NWLR (pt. 97) 305.
67. Lagos State Law No. 38 of 1981.
68. See Street v. Mountford Estates Ltd. [1985] AG 809.
69. (2001) 3 NWLR (pt. 699) 139.
70. See Maudsley and Burn's Land Law: Cases and Materials, 6th edition by E.H. Burns, London: Butterworths, 1992, 532–615.
71. See e.g. Glenwood Lumber Co. Ltd. v. Phillips [1904] AG 405.
72. But contra Street v. Mountford [1985] AG 809, for the more modern approach, which does not regard exclusive possession as conclusive evidence of a lease.
73. See e.g. Dzungwe v. Gbishe (1985) 2 NWLR (pt. 8) 528
74. Ogunleye v. Om (1990) 2 NWLR (pt. 135) 745.
75. (1991) 4 NWLR, Pt.184, P 157, at p. 192.
76. NWLR.
77. See J.A. Omotola, “The Land Use Act and the Lagos State Land Registry Practice, (1981–1983) 13 Nigerian Journal of Contemporary Law (NJGL).
78. [1984] 6 SG 362.
79. Land Instrument Registration Law, Cap. III, Laws of Lagos State, 1994.
80. Registration of Titles Law, Cap. 166, Laws of Lagos State, 1994.
81. Registered Land Law, Cap. 163, Laws of Lagos State, 1994.
82. Laws of Lagos State, at 48.
83. See s. 25, Instrument Registration Law.
84. See also Otukpo v. John (2000) 8 NWLR (pt. 669) 507
85. Oyekola v. Marinho (2000) 9 NWLR (pt. 671) 77.
86. (1959)4 FSC 94.
87. (1959) 4 FSC 94 at 98.
88. See also Folashade v. Duroshola [1961] 1 All NLR 87
89. per Ademola, G.J.F., at 88.
90. Omotola, n. 68, at 40.
91. G.J.F., at 40.
92. S. 25, Land Instrument Registration Law.
93. By the Abolition of Registration of the Instrument Conveying Fee Simple Estate in Land Law No 2, of 1979.
94. Black's Law Dictionary, above, n. 10, at 1485.
95. (2001) 11 NWLR (pt. 724), 439.
96. See also Romaine v. Romaine (1992) 4 NWLR (pt. 238) 650
97. Buremoh v. Akande (2000) 15 NWLR (pt. 690) 260.
98. See section 31, 48, and 53 of the title registration law. See also Onagoruwa v. Akinremi (2001) 13 NWLR 38.
99. (1976), 10 Nigeria Law Journal, 96–106.
100. See also Omotola, above, n. 68.
101. See the Designation of Urban Areas Order of 1981, made under powers conferred by S. 3 of the Land Use Act, as contained in Cap. 202, Laws of Lagos State, 1994.