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After 10 Hours of Questions for Mark Zuckerberg, Here's What I Still Want to Know

Having grown up in the Washington, D.C. metropolitan area, I can say with confidence that April is one of the months with which I most fondly remember the region.

The cherry blossoms are in full bloom. And when I was a wee lass, before the Washington Nationals came to fruition, April also meant that the Baltimore Orioles were kicking off the baseball season at Camden Yards.

This week marked one of my first visits back to D.C. during the month of April since I was an undergrad. Things felt different. My parents live in Florida now. Penn Quarter has completely transformed, as has its neighboring Capitol Hill, where my work brought me for the week. The city has become very expensive.

And despite spending my days in the trenches of the tech industry and the businesses that comprise it, somehow, visiting Washington, D.C. as Congress played host to one of Silicon Valley's highest-profile CEOs felt, in a word, odd.

Over the course of two days, my colleague, HubSpot's Social Campaign Strategy Associate Henry Franco, and I spent no fewer than ten hours sitting in on Mark Zuckerberg's congressional hearings, as he answered questions from Senators on Tuesday and Representatives on Wednesday.

There was a mixed response to these questions and Zuckerberg's answers alike. Were the lawmakers properly prepared for and informed about these events? Was Zuckerberg? And was 10 hours really enough to get to the bottom of the data privacy and other issues the Facebook CEO was invited to Capitol Hill to speak on?

What makes this situation -- Mark Zuckerberg's congressional testimony and the events leading up to it -- so complex is that it cannot be boiled down to a single issue. Instead, it’s comprised of many issues, each of which have many sides. Should Facebook be regulated? Should it stand alone in this regulation? What would that regulation look like? And for all its talk: How likely is it that such federal regulation will actually come into force in the U.S.?

And those are only a few of the questions I have. The irony, of course, is not lost on me that a week of hearings intended to respond to lawmaker inquiry -- as well as the public it represents -- has only led to more questions.

Here's a deeper look at some of the more crucial of them.

Will there be regulation?
As I noted in yesterday's recap of Zuckerberg's House Energy and Commerce Committee hearing, the topic of regulation drew a stark party line on which Representatives fell staunchly one side or the other. Representative Jan Schakowsky of Illinois firmly stated that Facebook's "self-regulation simply does not work." Representative Chris Collins of New York called her remarks "aggressive" and "out of bounds," adding that when he was asked if he agreed with the idea of regulating Facebook, "I said no."

Regulation seems a point of contention among lawmakers, and not just when it comes to Facebook, especially in the context of the European Union's General Data Privacy Regulation (GDPR) coming into force next month. It reflects an era in which consumer demands for data protection are growing, with the latest turn of events concerning Facebook being only one of the more recent examples.

Throughout the hearings -- and in the weeks leading up to them -- Zuckerberg was asked numerous times for his stance on the GDPR, though he hasn't fully spoken to his complete stance on it. In an interview with Reuters, he said he agrees with it "in spirit." In a call with members of the press last week, he remarked, "if we are planning on running the controls for GDPR across the world ... my answer [is] yes." And on Tuesday's Senate hearing, he noted that he believes it "get[s] some things right."

Sen. Graham: "Why should we let you self-regulate?"
ZUCK: Senator, I'm not opposed to regulation.
Graham: Do you think the Europeans got it right?
ZUCK: I think ... they ... get things right ...

But when it comes to Facebook extending GDPR-like protections to global Facebook users, including those in the U.S., Zuckerberg has given wavering and at times contradictory answers. Rep. Schakowsky pressed him on this yesterday, noting that it sounded as though Zuckerberg's version would be far from "an exact replica" of European regulations.

It reflects a historical corporate resistance to regulation in the U.S., with many consumers long holding that it lags behind the E.U. in terms of transparency and what is disclosed to consumers. (As a non-tech example, throughout most of Europe, food companies are required to label genetically modified products, whereas in the U.S., similar legislation has struggled to pass.)

Which raises the initial question here: Will there be regulation? With the public, along with some lawmakers, calling for increased data protection globally, it leaves us at a watershed moment in the relationship between consumers and the businesses they use.


Rep: Schakowsky: "You have a long list of growth and success, but you also have a long list of apologies," starting with one in 2003. Lists out the chronological apologies. I think she got this list from the @washingtonpost chart published on this earlier this week.

But there's also the ongoing discussion of how well-equipped lawmakers are to regulate a company with the reach and breadth of Facebook's. (At certain points in the hearings, for instance, Zuckerberg was questioned about Facebook's possible monopoly.) As I noted earlier, questions from committee members left the impression that they were either ill-prepared for Zuckerberg's testimony, or simply uninformed about the tech industry as it currently stands.

That was particularly true at Tuesday's hearing, where much of the discourse from Senators suggested a broad lack of understanding of online platforms and where data becomes involved with them.

If that misunderstanding is as widespread throughout Congress as some have suggested, the timing of regulation and the swiftness with which it could be passed comes into question. And it may require further information and testimony -- not just from Zuckerberg and Facebook.

That brings me to another key point.

Why Facebook?
On my way back to Boston after the hearings, a friend texted me to ask how my visit went and what the hearings were like. And then, he made a joke about it.

"I wish there had been this much congressional outrage when Equifax was hacked," he said. "Although, in fairness, Facebook allowed strangers to see my vacation photos and the bands that I like, while Equifax only lost highly sensitive financial information that could ruin people's lives."

Even if my friend's comments were meant to be funny, they did bring up an interesting question: Why Facebook?

Of course, there are some ways to answer that question that are more obvious than others. Facebook experienced the highest-profile weaponization of its platform, after all, for several purposes: alleged election interference, the spread of misinformation and divisive content, and -- as was raised numerous times by Representatives on Wednesday -- ads for opioids and other controlled substances.


Rep. Bilirakis: "This is bad stuff, Mr. Zuckerberg, with regard to the online illegal pharmacies. ... When are you going to take these off? ... Can you give us an answer?"
Zuckerberg says that if people flag these ads, Facebook will "look at them as fast as we can" and "take [them] down if they violate our policies."
It brings up Facebook's (and, by default, Zuckerberg's) siloed spotlight in the wake of user privacy and data collection, and how it could possibly be abused. Here's what we do know: Zuckerberg confirmed that app developer Aleksandr Kogan sold the user data he obtained to outlets beyond Cambridge Analytica (one being a firm called Eunoia Technologies), and that Zuckerberg's own data was one the 87 million accounts jeopardized.

But we also have reason to believe that Facebook isn't alone in the volume and breadth of user data it possesses.

To start, have a look at this lengthy but comprehensive Twitter thread from self-described privacy consultant Dylan Curran, who goes into detail about the depth of information that Google possesses on users.

Want to freak yourself out? I'm gonna show just how much of your information the likes of Facebook and Google store about you without you even realising it

We also know that this isn't just about data privacy, including where Facebook and the week's hearing are concerned. It's also about the weaponization of online platforms, which are not limited to Facebook, to spread misinformation and divisive content.

Other tech giants have come under fire for falling victim to that. Twitter, for its part, has even submitted a request for proposals to measure the health of its network and how to fix its many problems. And on more than one occasion, Google and YouTube have both been accused of failing to quickly remove false news content during major events.

So, I'll pose the question again: Why Facebook, and Facebook alone?



Zuckerberg listens to opening remarks from House Energy and Commerce Committee Chairman Greg Walden on April 11, 2018. | Amanda Zantal-Wiener

There may not ever be an answer to the question that satisfies everyone. But as I noted in yesterday's recap, before any firm, sustainable outcomes can result from these ongoing issues, I suspect more hearings will take place. After all, before this week's events, some lawmakers also wanted to include the CEOs of Google and Twitter in the questioning.

"I realize the issues we're discussing today aren't just issues for Facebook," says Zuckerberg. "I'm ready to take your questions."

On top of that, time constraints played a major role in this week's hearings, with Senators being limited to five minutes of questioning each on Tuesday, and Representatives to four minutes each on Wednesday. For that reason, it may not come as a surprise if Zuckerberg is also asked to appear for an additional round of questioning -- perhaps involuntarily on future occasions.

Furthermore, a Special Counsel investigation into overall election interference is still underway, for which Zuckerberg said in Tuesday's hearing someone from Facebook was questioned. It seems that I'm not the only one who still has questions, and as I wrote yesterday: The testimony, it seems, is far from over.

If Facebook truly puts community before advertising revenue, what will happen?
In his full written testimony for the House Energy and Commerce Committee, Zuckerberg concluded with a sentiment and promise that would be alluded to throughout the hearings:

"My top priority has always been our social mission of connecting people, building community and bringing the world closer together. Advertisers and developers will never take priority over that as long as I’m running Facebook."

Which poses the question: If that's true, and Facebook continues to move away from the "platform before participants" mentality, as HubSpot VP of Marketing Jon Dick put it -- what happens to the businesses who have come to rely on it?

After all, it was something that Zuckerberg repeated throughout the week: Facebook does not sell data. Rather, advertisers build targeted ads on the platform based on the data that Facebook possesses on user behavior and preferences.

That data, Zuckerberg was sure to remind lawmakers, was largely comprised of information that users had to opt-in to providing when they joined the network (such as Page and post Likes) and could not be personally identifiable when used properly.

There was also a time when Facebook partnered with other firms, such as Experian and Acxiom, to provide advertisers with supplemental data that could be synthesized in tandem with Facebook's own aforementioned data, helping to match (or target) promoted content to the most relevant audiences. But in the weeks leading up to the hearings, Facebook shuttered that program.



Source: Facebook


For its own part, Zuckerberg has suggested that were it not for this model, Facebook's livelihood could certainly become compromised. In 2017, for instance, advertiser-related income made up 98% of its global revenue -- which many expect to take a hit if the network truly makes good on its promise to de-prioritize advertiser content, or if it continues to limit targeted ad capabilities.

Rep. Loebsack asks if it's possible for Facebook to exist without collecting and using personal data. Zuckerberg: WE DON'T SELL DATA. But Loebsack pushes back and asks if it would exist without *sharing* data. Zuckerberg implies that it might not.

But what didn't come up nearly as much throughout the hearings was the impact that these changes could have on the advertisers themselves -- the good actors who don't weaponize Facebook, but have come to depend on it to build and reach an optimized audience.

That concept actually revisits the topic of regulation, and what it could look like when applied to Facebook. As I already covered, if such regulation does come to fruition, there's a fair chance that it won't only apply to Facebook, but could also extend to the tech industry in general. That could cause a major ripple effect in the way all online companies conduct business, and the way consumers and advertisers alike can use them.

Even if the implications of regulation are massively widespread, it might not be an entirely negative thing. As Zuckerberg and lawmakers were both sure to remind us this week, the issues at-hand are fundamentally about trust. And further restrictions -- or at least rules around how Facebook can manage and allow advertising -- could potentially lead to a larger degree of consumer trust on how, exactly, advertisers reach them.

In other words -- Facebook moving away from the "platform before participants" mentality might not be entirely bad for advertisers, many of whom are all too familiar with pressure to grow which leads to equal pressure and temptation to use short-cuts or overly aggressive tactics for reaching customers.

The better alternative, perhaps, comes in the form of promoted content that is at least more personalized, which Zuckerberg spoke to this week. Facebook users would prefer an ad that's relevant, he maintained throughout the hearings, than non-ad content that isn't relevant at all.


But Zuckerberg is responding to Rep. Guthrie's story by explaining that in order for Facebook to continue as a free service, targeted ads has to remain core to its business model, and that no targeting "would make the ads less relevant."
Zuckerberg adds: "It would impact our revenue somewhat, too," but he doesn't seem to want to dwell on that
"This is still all due to the misalignment in economic incentives," said HubSpot Marketing Fellow Sam Mallikarjunan -- adding that Facebook's recently-announced data abuse bounty could help, "since even if firms like Cambridge Analytica still abuse openings like that, individual potentially malicious actors may find it more profitable to report privacy vulnerabilities rather than exploit them."

That profitability aspect, Mallikarjunan said, will always be core to the degree of Facebook's self-regulation. "Until Facebook designs a system where spamming is less profitable than creating a good experience for users -- what search engines and e-mail inboxes have done -- this will continue to be an issue."

But, at this point, much of this is a hypothesis. We still don't know what regulation would look like, if it even came to be, and we don't know how many additional changes Facebook is going to make to the way it collects, uses, or retains this data -- or to the way advertisers can best leverage the platform.

We don't know if this visit was his last to Capitol Hill -- though I think not. And according to the Washington Post, his presence has once again been requested by European lawmakers, after he previously declined to testify before United Kingdom Members of Parliament.

We still don't know what leaders at Google, YouTube, and Twitter have to say -- or if they'll be asked by lawmakers for their input.

And, we still don't know who else will be held accountable, and to what degree, as these issues continue to be discussed -- like Kogan, Cambridge Analytica, or Eunoia, to name a few.

Most of all -- we don't know if we will ever come to learn more about these lingering questions.

But if we do -- I'll let you know.


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Real Estate Developers Association of Nigeria (REDAN)


As a way to effectively handle the current huge housing deficit in the country, the government is collaborating with the private sector through reputable agencies and associations. One of such is the Real Estate Developer’s Association of Nigeria (NIGERIA), an agency tasked principally with the responsibility of facilitating the delivery of affordable mass housing in the country. The association has a membership strength of over 1, 500 members and is the brain behind any housing development or initiative that is organized and/or sponsored by the Federal, State & Local Governments, NGOs, private organizations, as well as foreign partners and investors.

The association, which was created in the 90s, has gained tremendous reliability and reputation through its ability to endorse the interests of its members by furthering the reformation process of the mortgage finance sector thus creating a conducive environment for the provision of mass housing at the National Assembly and restructuring the housing finance policies of the Central Bank of Nigeria FMBN, Primary Mortgage and Commercial banks. The association also partners with other associations in the Housing and Real Estate Development industry and works closely with the Federal Ministry of Lands, Housing and Urban Development since the ministry is a major provider of land.

The association’s National Secretariat is located at 32, Minna Street, Off Ilorin Street, Area 8, Section 1, Garki, Abuja FCT, while the South West Regional Office is located at Plot 1, Block B8, CMD/Jubilee Road, Magodo, GRA, Lagos State, Nigeria.

Although REDAN is backed and funded by the Federal Mortgage Bank of Nigeria (FMBN) – the apex mortgage lender in Nigeria – the association is presently trying to improve funding by branching out into the national and international capital market so as to make sure that the realization of delivering mass housing to Nigerians is not encumbered by an unsteady flow of funds.

With a strategic direction to create a platform where real estate developers can collaborate for the common good of Nigeria, REDAN seeks to ensure and maintain amiable relations with all stakeholders associated with the housing industry. It also collaborates with government agencies and parastatals involved in land administration, planning, infrastructure development, housing provision and administration. The association also actively promotes research studies for the improvement of building materials and systems, as well as setting a standard for the industry.

In line with its objectives, REDAN’s Vision Statement is “To be Nigeria’s most influential and credible voice in the real estate development and investment industry, a notable force in influencing industry policies and practices; with strong local and international recognition in all issues affecting the Nigeria real estate sector.”
Its Mission Statement is “To effectively represent the members to achieve their corporate objectives and to efficiently carry on their business as agents of development by ensuring public appreciation of the importance of REDAN, and efforts it is making to meet the housing needs of Nigerians. Ensuring balanced national legislative, regulatory and fiscal policy to provide the enabling framework and environment for effective housing delivery.”
Membership of this prestigious association however is not open to individuals but corporate organizations and is by application. Applicant must be an estate development company or be involved in business related to the housing industry or commercial real estate development including building of residential, commercial or industrial structures. This is inclusive of shopping centers, plazas or other commercial structures. Corporate organizations eligible for membership are Limited Liability Companies, Registered Societies, Partnerships, and Parastatals of State or Federal Governments involved in real estate development.

Some of the benefits of being a member are:
• Credibility and recognition as a developer.
• Access to information on developments affecting real estate development.
• Support for land acquisition, participation in the Public Private Partnership (PPP) scheme for infrastructure and estate development
• Access to finance under the REDAN Real Estate Investment Trust (REIT) scheme, or other local and offshore development loan syndication schemes under the auspices of the Association.
• Opportunity to access estate development financing from the Federal Mortgage Bank of Nigeria (FMBN) and sell housing units to National Housing Fund (NHF) contributors under the NHF mortgage loan scheme
• Access to NAHB resources through REDAN’s affiliation with IHA
• Access to customized and symposiums, such as the EDL workshop



CLICK TO READ HOW TO JOIN REDAN



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Hutbay Unveils Custom Webpages for Estate Agents and Developers



Lagos-based online marketplace for properties, Hutbay, has unveiled customizable web pages for estate agents and developers, to boost their online presence.

Hutbay made this known to TechCabal via an email conversation with company CEO, Owolabi Olatunji.

According to an official release from Hutbay, the customizable web pages, which has been in beta for some weeks now, will allow real estate agents create web pages, and curate their listings in a way that visitors to their pages can easily browse through.

“Real estate agency is primarily a mobile and offline profession. Information technology (IT), as it were, is not the forte of real estate professionals,” Hutbay says, “However, more and more real estate consumers are going online to find property and property-related services.”

Hutbay says the webpages are fully customizable and optimized for visibility, with customizable rich media, company information, dynamic listings and lead generation forms.

Formally launched in May 2013, Hutbay assists home buyers, sellers, renters, real estate professionals/mortgage institutions, find and disseminate important information about homes and real estate.

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Estate Agent dupes 56 people



A developer and four estate agents have been arraigned before a magistrate’s court sitting in Lagos for allegedly collecting a sum of N19.4m from 56 persons under the guise of letting out a self-contained apartment on Yusuf Street in the Iyana Ipaja area of the state.

We gathered that the accused persons – Chief Adeoye Ogundipe (70), Chief Wasiu Jinadu (62), Tajudeen Bamidele (54), Gbolagade Sanusi (58) and Tajudeen Idowu (40) – allegedly collected the money from the unsuspecting victims between September and October, 2014.

We also learnt that each of the complainants was duped of a sums ranging from N100, 000 to N250,000.

While the agents – Ogundipe, Jinadu, Bamidele and Sanusi made N7.2m from the ‘deal’, the developer, Idowu, whom residents in the area identified also as Bashiru, got N12.2m.

It was said that the victims paid the money after the defendants had taken them to the apartment, which they were individually promised to occupy as soon as it was completed.

It was also revealed that the syndicate’s antics blew open when two of the prospective tenants met at the apartment.

A police team was said to have gone after the suspected fraudsters after the case was reported at the Gowon Estate Police Division.

On Friday, when our correspondent visited the detached apartment with the inscription “Bashiru is wanted,” its window glass had not been fixed. Some parts of its roof were also yet to be covered.

The defendants were arraigned before the magistrate, Mrs. O.A. Olayinka, on three counts of conspiracy and fraud.

It was, however, learnt that the agents had been prosecuted in the court while the developer was at large.

The charges read in part, “That you Tajudeen Idowu, Adeoye Ogundipe, Wasiu Jinadu, Tajudeen Bamidele and Gbolagade Sanusi did between the months of September and October, 2014 at 27 Yusuf Street Iyana Ipaja in the Ikeja Magisterial District conspire to commit felony by unlawfully collecting a sum of N19, 478, 000 from one Ague Loveth and 55 others.

“That you did on the same month and place in the aforementioned magisterial district conspire to defraud one Agu Loveth and 55 others to the tune of N19, 478,000 under the pretence that you will secure a self-contained apartment for them.”

However, the defendants pleaded not guilty to the charges which the police said were contrary to and punishable under sections 323 and 321 of the Criminal Law of Lagos State, 2011.

While the four estate agents were admitted to bail in the sum of 1m with two sureties each in like sum, the developer was granted bail in the sum of N5m with three sureties who, according to the magistrate, must be level 12 civil servants working for the state government.

Olayinka adjourned the matter till December 4, 2018.

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Land Use Act: The trend of land acquisition by host Government

Buy Land In Nigeria
It is debatable that the Nigerian Land Use Act of 1978 has not absolutely transferred ownership of land to the Governor of states in Nigeria. In this article, we look at the trend of  Land Acquisition by host Government.

It is argued that the citizens have no rights or interest over the land in the country beyond their occupation because such rights or interest have been taken over by the virtue of section 1 of the Land Use Act, which provides that subject to the provisions of the Act, lands in each state of the Federation is vested in the Governor of that State and such land shall be held in trust and administered for the use and common benefits of all Nigerians.

No doubt, the procedure for compulsory acquisition requires adequate notice to be given to the owner, compensation to be paid and the acquisition must be for ‘public purpose’.

There is no land without owner; the ownership may be individual, corporate, communal or nation at large. Everything depends on land, houses are built on land, food comes from land, and the ultimate relationship between Man and land is that man’s remains are committed to land after death.

Hence, life’s basic needs are expressed to be food, clothing and shelter. Therefore it is true to assert that there is only one fundamental need of life and that is land because food, clothing and shelter are entirely derived from land.

The land comprised in the territory of each state of the Federation is the res over which the governor exercised ownership in trust in accordance with section 1 of the Land Use Act of 1978. It is an immovable property.

Going down memory lane, the Land Use Decree was promulgated on 29 March 1978 following the recommendations of a minority report of a panel appointed by the Federal Military Government at the time to advise on future land policies.

With immediate effect, it vested all land in each state of the Federation in the governor of that state (Federal Republic of Nigeria, 1978).

The Decree distinguishes throughout between urban and rural land. In urban areas (to be so designated by the Governor of a state), land was to come under the control and management of the Governor, while in rural areas it was to fall under the appropriate local government.

‘Land Use and Allocation Committees’ appointed for each state by the Governor, were to advise on the administration of land in urban areas while ‘Land Allocation Advisory Committees’ were to exercise equivalent functions with regard to rural land.

In view of the aforementioned, the following objectives are critical to the crux of this article:

(i) What are the provisions of the ACT relating to acquisition and compensation of rural land

(ii)  What are the stands of the ACT as regard valuation for compensation

(iii) Why compensation have been a subject of litigation

Compulsory acquisition or purchase is the process by which local and national governments obtain land and premises for development purposes when they consider this to be in the best interest of the community.

The process of valuation for compensation in compulsory acquisition of land takes place within distinct legal; cultural; socio-economic; political and historical environments which influence the delivery of the process by key actors in it.

The basic principles are perceived to be quite similar even though the practice may vary in different nations or regions, the assessment of compensation is usually influenced by local and national statutes, enactments or laws that provide the basis upon which existing professional standards and methods may be applied

The main statute governing land acquisition and the assessment of compensation in Nigeria is the Land Use Act No.6 of 1978.

Section 28 and 29, provided that:

(1) It shall be lawful for the Governor to revoke a right of occupancy for overriding public interest.

(2) Overriding public interest in the case of a statutory right of occupancy means; (a) The alienation by the occupier by assignment, mortgage, transfer of possession, sublease, or otherwise of any right of occupancy or part thereof contrary to the provisions of this Act or of any regulations made there under; (b) The requirement of the land by the Government of the State or by a Local Government in the State, in either case for public purposes within the State, or the requirement of the land by the Government of the Federation for public purposes of the Federation; (c) The requirement of the land for mining purposes or oil pipelines or for any purpose connected therewith.

(3) Overriding public interest in the case of a customary right of occupancy means; (a) The requirement of the land by the Government of the State or by a Local Government in the State in either case for public purpose within the State, or the requirement of the land by the government of the Federation for public purposes of the Federation; (b) The requirement of the land for mining purposes or oil pipelines or for any purpose connected therewith; (c) The requirement of the land for the extraction of building materials; (d) The alienation by the occupier by sale, assignment, mortgage, transfer of possession, sublease, bequest or otherwise of the right of occupancy without the requisite consent or approval.

(4) The Governor shall revoke a right of occupancy in the event of the issue of a notice by or on behalf of the (Head of the Federal Military Government) if such notice declares such land to be required by the Government for public purposes.

(5) The Military Government may revoke a statutory right of occupancy on the ground of; (a) A breach of any of the provisions which a certificate of occupancy is by section 10 deemed to contain; (b) A breach of any term contained in the certificate of occupancy or in any special contract made under section 8; (c) A refusal or neglect to accept and pay for a certificate which was issued in evidence of a right of occupancy but has been cancelled by the Military Governor under subsection (3) of section 10.

(6) The revocation of a right of occupancy shall be signified under the hand of a public officer duly authorised in that behalf by the Governor and notice thereof shall be given to the holder.

There are a number of observable problems associated with compulsory acquisition and valuation for compensation in different parts of the world. The land use act is silent on the question of “disturbance and injurious affection” which implies that dispossessed land owners are not compensated for certain losses such as goodwill.

The manner by which the governments in many developing countries exercise the rights of compulsory acquisition undermines tenure security because often, little or no compensation is paid, which then have negative impacts on equity and transparency.

Observations on the invocation of Public Land Acquisition and Payment of Compensation in Nigeria have resulted in controversies, lapses and disputes in the past, such as listed; inadequate revocation notices, inadequate compensations, illiteracy of the claimants, inadequate funding of compensation exercise, non-payment of interest on delayed payments, problem of conflicting claims, use of low rate for economic trees and crops, non-enumeration for some crops/economic trees, resistance to allow surveyors to.

The question is how do you justify using investment method of valuation for this house and other improvements on the farm land? Where are the comparables? Where is the rent? Even, undeveloped land here, how do you use market value here? Where is the data? Where is the market survey?

Of a truth, an amendment to the present Land Use Act of Nigeria to reflect realities as regard ownership and transparent methods of assessment for compensation has become imperative


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Why Governor’s Consent Hinders Real Estate Development In Nigeria

Governor's consent
The Governor’s consent is a title document that establishes the consent of every Governor of the 36 states of the federation to all land transaction in the “said state”. Invariably, it is a means of perfecting the title on a land. Obtaining a Governor’s consent in Nigeria is a very herculean task. This article addresses the issue of the Governor’s consent as a hindrance to real estate development in Nigeria. 
The issue of getting a property can sometimes be very daunting if you have to think about the stress and many processes involved. First, you have to be sure what you’re buying is genuine and will not be sold to anyone else after your payment, except by you.

Then you have to obtain proper title if none existed before, or perfect the title it already has in your own favour.

The Land Use Act of 1978 puts all land in a State; town and rural area under the control of the Governor and Local Government Chairman respectively in trust for the people of the state.

Consequent upon this, section 22 of the Act then states that, “it shall not be lawful for the holder of a statutory Right of Occupancy granted by the Governor to alienate his Right of Occupancy or any part thereof by assignment, sublease etc without the prior consent of the Governor”

Simply put, even though a property has Certificate of Occupancy which makes the beneficiary the legal interest holder on the land for 99 years or the residue, if he decides to resell, mortgage or do anything with the property.

Since the land is held in trust by the state government, the Governor needs to approve to that transaction. Otherwise, the title that will pass is not perfected.

It is fairly certain that there would be very few people who have not been at the receiving end of the cumbersome process of obtaining Governor’s Consent in Nigeria.  The Land Use Act makes it a requirement that land transfers and land mortgages require consent otherwise the transaction is void.

But the process of obtaining such consent is truly herculean, tortuous and laborious. And unscrupulous vendors have tried to take advantage of this by attempting to go back on land transactions they concluded.

Happily our courts have seen through this, and in a rare display of justice have had to prevent injustice where vendors attempted to void land transactions on ground that consent, (which under the Act, they have a duty to obtain) was not obtained, or where consent comes after the transaction. even though a literal interpretation of the statute is that consent should precede the transaction, which is not practicable.

The point to be made here is that, there are enough contradictions in the Land Use Act for the unscrupulous party to invoke to avoid their obligation under important land transactions. This is why many Nigerians are calling for a complete overhaul of the Act, while some others have called for its abolishment.

The unvarnished truth is that the consent requirement compounds land transactions and increases the investor’s financial exposure.

What can be the possible justification for consent in respect of bank mortgages?

Under common law principles, the mortgagor possesses an equity of redemption such that a mortgage transaction is not contemplated in any way as alienation. Why then is a requirement for consent necessary?

While the above problems relate to the consent requirement and its arduous process, there are more fundamental challenges that the Land Use Act presents.  Before its introduction in 1978, at least in Southern Nigeria, persons were capable of absolute ownership of land, and the common instrument of transfer – Deed of Conveyance – was accepted as conferring title.

Unfortunately, under the Act, as pointed out, absolute ownership has been cancelled, and replaced with a mere right of occupancy. That is not all. It is settled today that the Certificate of Occupancy that is issued in favour of the person holding a right of occupancy does not confer title, does not create a right, but is merely evidence of title and presumes that one exists. This is just not preposterous!

The implications of the above are serious for commercial transactions. Most economic activities depend on two types of capital – their equity/shareholding capital, i.e. and loan capital, which is obtained from creditors.

In the very early times, the banker advanced his loan based on trust, and collaterals were very much de-emphasized.  These days, apart from being a fundamental banking practice, a number of our laws impose an obligation on the banker to obtain adequate collateral.

For real estate development transactions, invariably the banker looks at the subject’s land as collateral.  The transaction is however put at risk with the myriad of problems under the Land Use Act of 1978.

Governor’s consent, which really ought not be a condition because the transaction is not an outright alienation, is not readily obtainable, and when it is, it is at very heavy costs.  The original title documents here, the Certificate of Occupancy, which the banker carefully collects from the developer and places safely in his vault may turn out to be worthless.

This is very unacceptable, disturbing and it is a key constraint to the development of real estate in Nigeria.

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How To Do a Proper Land and Property Search in Nigeria – 2

Land and Property search
This is the concluding part of the topic; “How to do a Proper Land and Property Search”. Just like this first part, in this piece, we will be discussing the act of Land and Property search; it’s importance and the processes involved.
Now, let’s examine critically a situation where a land owner who has done search on a property and discovers that it was free, suddenly realizes that he can’t erect a residential building on the said land.

How then can you check out uses for a land and how do you navigate your way around it?

The first thing we must note when it comes to the issue of land search is that Lagos state is already structured and planned. Asides having your survey plan and having confirmed that the land is free for you to use, you must understand that each sector or segment of land in Lagos is appropriated or zoned for specific land use. It could be industrial, residential or commercial

For instance, computer village in Ikeja, Lagos was basically designated for residential use but presently it has been turned to commercial. Now, the Lagos state Government is trying to revert it back to its initial plan for it, which is strictly residential.

What happens in cases like this is that you have to go to New Town Development Agency (NTDA), the agency in charge of the planning for Lagos state. At NTDA you will be able to search  the land use status of your land based on the land coverage.

In a situation where the land is confirmed for industrial purpose or use, meanwhile you acquired the land specifically for residential use, then the land owner might just have found himself in a fix. Because this present administration is hell-bent on sticking to the old master plan of Lagos state due to the clamour for a mega-city status for the city of excellence.

Therefore, even if you submit an application for a change of use, it may still be difficult to implement or process.

If you want to buy a property that has a bit of documentation like; Certificate of Occupancy, Government consent et.c and you need to conduct a search, you must first ask the property owner to produce some numbers like the registration number, the volume number and other details on the C-of-O. You can do this search at the Land Bureau where the exact name of the owner is brought out using the registration number and the volume number.

If you are armed with a copy of the C-of-O, the purpose of the land is usually written on it. It is often stated there if the land is for industrial, residential or commercial use, while some are actually multi-purpose. Moreso, one other thing a property search does for you is that if your former owner has pledged it for mortgage, that will also be stated in your search report

Anybody can actually walk into the Land Bureau or NTDA to do this search because it is a public document. It might cost some money and you may have to swear to an affidavit, but it is still your right.

Destiny Okpalaeke
MD/CEO Destiny King Homes

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