Red Copy Survey Officially known as Record Copy Survey

 The red copy is the official record of a survey plan that a registered land surveyor must submit to the Surveyor General’s Office. The surveyor must also include a letter confirming the submission. If this is not done, completing the title deed for the land cannot happen.

When people mention 'red copy', they mean the 'record copy' of a survey plan. This record copy differs from the survey plan provided to the landowner or client. It is stored in the Surveyor General's office in each state. The purpose of keeping this record copy is to maintain important details about completed land surveys. This information can be helpful for various reasons, including court cases, confirming property ownership, and handling important documents like Certificates of Occupancy (C of O) and Governor's Consent.

Key Elements of a Red Copy Distance and Direction: This includes the distance and direction from the land survey to a specific reference point established by the government. This point is crucial for making precise maps. Survey Data: Comprehensive information gathered from the survey, featuring unique numbers and coordinates that define the land's edges. Boundary Information: A straightforward explanation of the land's boundaries, indicating where the property begins and ends. Notations and Certifications: Comments and verification from the surveyor ensuring that the details are correct and trustworthy.

When the surveyor hands in the record copy to the Surveyor General’s Office, he receives a receipt as proof of submission. This receipt is also provided to the landowner. The record copy is printed on durable paper that lasts a long time. Once the Surveyor General signs and stamps it, the record copy is recognized as a reliable document for future reference. By keeping these record copies, the Surveyor General's office organizes all land survey information in one location, which helps in accessing historical records and managing land more effectively.

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Key Details About a Land Survey Plan and What They Mean

UTM Zone: UTM means Universal Transverse Mercator. You don’t need to worry about the details, just make sure the correct UTM Zone number is listed for the area where the land is. UTM is a coordinate system created to provide universal reference points for surveys around the world, unlike older local systems (like the Nigerian Transverse Mercator). So, any new survey plans should show the correct UTM Zone. Nigeria is in 3 of the 60 UTM Zones: 31N, 32N, and 33N. A land survey in Nigeria must use one of these three zones. The image below displays the UTM Zones for various regions in Nigeria. Just check that the right UTM Zone is marked on the survey plan for the land's location. You can usually find the UTM Zone near the top of the survey plan.

Starting Point (SP): This is where the surveyor begins measuring the land. It is also known as the Beginning Point or Initial Point. The SP consists of two numbers called Easting (East) and Northing (North), which show the exact geographic coordinates of the SP. 

These numbers appear on two sides of the survey plan, next to a straight line extending from either the left or right edge, and from the top or bottom. 

The Easting number ends with mE (meters East) and is next to the line from the top or bottom, while the Northing number ends with mN (meters North) and is next to the line from the left or right. Both numbers align with the beacon or point where the survey starts.

You may find land survey plans where the SP values do not match the earlier description. Sometimes, the SP values are shown in a corner of the survey plan. To identify what the numbers mean, look for two numbers ending with “mE” and “mN.” The SP is crucial because it helps determine the expected location of the land both on paper and in reality. In Nigeria, it is common to see survey plans with incorrect SP values, which can raise issues when these plans are checked by local land agencies. Even if the land boundary measurements are correct, a mistake in the SP can make the survey plan ineffective. This could lead to a piece of land that is actually within a government-exempt area being mistakenly classified as government-owned during the verification process.

Beacon Location and Identification Number: They serve as permanent markers and are typically made of concrete or stone. These markers are placed at key points along land boundaries, often at corners or sharp turns. Without beacons, there is no proof that the land has been surveyed. Each beacon has a unique identification (ID) number engraved on it, which must be displayed at the corners of the land shown in the survey plan to confirm their locations. 

The Starting Point is usually at the beacon with the lowest ID number, which may be marked with a cross on the survey plan by the surveyor.

Each beacon has a unique ID number that identifies it and the location where it is set. Only registered surveyors can buy beacon stones and ID numbers from the National Institute of Surveyors, which oversees surveyor activities in Nigeria. In cities like Lagos, beacons often suffer physical damage due to frequent land disputes. They are usually the first targets for land-grabbers and criminals involved in ownership conflicts. If a beacon is missing or damaged, it should raise concerns for potential land buyers, prompting them to inquire about the situation. Be cautious, as you may not receive honest answers. Conducting your own investigation is advisable.

Landmarks: This refer to roads and other physical features that are present when survey measurements are taken. It's important to understand that landmarks are not always permanent and can change or disappear over time. This means that if a landmark appears on a survey plan, it may not be there later. For instance, a public park shown on a survey plan might be turned into residential areas, or a road could be widened before you look into the land.

The surveyor's name and signature: They are essential on every land survey. Only licensed surveyors registered with local or national bodies should conduct these surveys. There have been many cases where unqualified surveyors caused significant financial losses for land buyers. Some people have found their land unexpectedly included in large government areas because of these unreliable surveys. 

A recent example involves two individuals in Lagos who pretended to be surveyors by forging the signature of a deceased, legitimate surveyor. They used this fake identity to trick people into accepting false survey plans.

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