Indispensable guide to property developers and off-takers (III)

Scammers would continue to make their victims believe that they can win futile and unreasonable struggles to recover lands that were subjects of enforcement for the continuation of their illegal projects. Such were the evil tactics of giving false hope to the victims in order to evade refunds.

Unfortunately, there were instances when influential persons fell victim, innocently, while others deliberately, and would be cajoled or be mischievously recruited by the crooks to disturb the authority. Ultimately, off-takers would come to terms that they were duped, matters would end up in courts, and the crook would abscond. We urge all housing off-takers to always shine their eyes.

People must also be aware that there are areas that are declared as planning areas, implying that they are not ripe for allocation, until the scheme is completed by the contracting firm and handed over to the authority. Specifically, it affects the Phase V of the city development. These are areas around Lugbe and surrounding districts. Many houses were built by the so-called property developers, who lack proper documentation, on areas earmarked for roads and other infrastructure or already allocated to other citizens who followed the proper channels.

Unfortunately, the houses would be subscribed to the off-takers, who will pay without carrying out thorough investigations. The fact is roads or other important infrastructure would never be jettisoned by any authority in favour of any development that violates rules and regulations. Hundreds of these types of illegal developments around the Lugbe area are always marked, and their demolition by the Development Control Department is on a daily basis.

It was the unbecoming attitudes of the lawless property developers that informed the organisers of the African International Housing Show (AIHS) to prevent property developers without appropriate titles and building permits from registering and marketing their products at the annual event. However, as narrated above, it is only an attempt to promote sanity, but not enough to checkmate some of the complicated cases orchestrated by these criminal elements.

Meanwhile, according to the procedure, all layouts in the city and Area Councils must have ministerial approval before the plots are allocated. The precautionary measures to be taken before transactions, specifically, with regards Area Council allocations should include the confirmation whether the plot one intends to buy, have the ministerial approval. Some property owners will be very much aware that their lands are inevitably liable for revocation and would trade it off to attract unsuspecting buyers in order to transfer the liability.

Many instances abound, where property owners would have prior knowledge that their property cannot be marketed at their expected value, or the land is a subject of double or multiple allocations in which the rightful owner among the conflicting parties is yet to be determined. Or, even the owner is a subject of investigation for financial scam by EFCC, and the land was already seized or confiscated but, would trade it off to transfer the liabilities to unsuspecting buyers.

It is important to reiterate that developers can apply and get their building plans approved, so long as they observe the right procedure. If developers are lost, they can be guided by the knowledgeable professionals available. While applying for building plans approval, all developers must present their title documents which will be thoroughly checked for confirmation of their authenticity. Because, even after successfully acquiring building plan approval, once the title documents are later proved to be fictitious, the approval would certainly be withdrawn.

Also, building designs must conform to the development control guidelines and regulations. Density and location of plot must be ascertained prior to commencement of building design. Never agree with any staff that would offer to stamp your plans without following the due process or backdating the approval. He cannot cover you when the illegality is uncovered. These activities are fraudulent, and are easily discovered because they can never get the adequate backups from the system and records at the department registry when subjected to investigations.

Developers must also be mindful when committing themselves on bridging financial agreements, especially on partnership for disposal of properties. Landowners that entered partnership agreements with financial investors for the development of their lands for sale, must always be on-site to monitor all transactions between the developers and secondary investors. Otherwise, the whole development could be sold without their knowledge.

All prospective house buyers should also confirm that the mass housing or individual housing developer satisfies all the necessary requirements of land acquisition, including having genuine building plans approval before the commencement of work. Otherwise, in the event of any illegality, the occupants would be the most inconvenienced and their hard-earned savings and investments would be lost overnight. It would be very hard to recover from the illicit developer.

People’s hard-earned funds and resources are very valuable and must be zealously guided. Do not risk them due to desperation. One must take his time to make proper confirmation otherwise he will fall into the wrong hands.

 Concluded