Wednesday, September 17, 2014

LIST OF PROPERTIES FOR SALE IN LAGOS STATE.



LIST OF PROPERTIES FOR SALE IN LAGOS STATE.
  1. 1.      Hotel in lekki phase one, off admiralty road,  tastefully funished, conference hall, a bar, over 30 rooms, laudary, kitchen, workers quarters. N800 Million.
  2. 2.      Ten massonate duplex in Apapa.   Asking  N1.4 Billion.
  3. 3.      Hotel in apapa, containing 2 units 3 bedroom  luxury flats, 3 units 2 bedroom luxury flats, 9 units room and parlour  luxury apartment, each having a room Bq for servant/driver of guest. Large swimming pool, 21 hours generator service, enough parking space,  on 3600 sqm . N650 Million.
  4. 4.      Plot of land at Sandfiled Estate, Satellite Town, Lagos State , N17million.
  5. 5.      2 plots of land at kolawale street, Egbe, Before Ikotun. N25 Million
  6. 6.      A plot of land with an uncompleted bungalow at Alagbado, after Ahmadiyya Hospital.  N12 million.
  7. 7.      3 and 2  bedroom in CBN Estate 1, Satellite town, Lagos State, N13.5 Million and  N9million Respectively.
  8. 8.      3 bedroom at first bank Estate, Satellite Town, Lagos State, N14 Million.
  9. 9.      7 bedroom apartment on community rd, Satellite Town. N30 Million.
  10. 10. Half plot of land on owolabi, dry and fenced . N 6, Million.
  11. 11. 3 bedroom  with a bq in closes, Satellite Town, N16 Million.
  12. 12. 8 plots  at Abule Osun/ Site E, for a Warehouse. N100 Million.
  13. 13. Plot of land at Otubu Estate, Satellite Town. N15 Million.
  14. 14. 6 NOS, 3 bedroom apartment, at Red gate, on two plots of land. N35 Million.
  15. 15. 5 plots of land at site c. N150 Million.  
Call: Halima: 08027289483


Wednesday, June 25, 2014

TEN MAISONETTE DUPLEX FOR SALE IN APAPA GRA






ten maisonette duplex for sale, in Apapa GRA, Lagos State, 5 luxury bedrooms, two living rooms, standard fittings and fixtures. Price N100,000,000.00k per duplex. 1.2 billion for the entire estate: call: 08027289483


Sunday, July 28, 2013

ANNUAL FREE ON-LINE LEGAL CONSULTANCY SERVICE .

MUBAK LEGAL CONSULT: ANNUAL FREE ON-LINE LEGAL CONSULTANCY .

Mubak Legal Consult, is a law firm registered in Lagos State, Nigeria. Once in every year, Mubak Legal Consult, renders free legal consultancy as its community service. This programme would last only for a week commencing from 29th July 2013 to 4th August 2013 . You can participate by sending your questions  via my box on facebook, or our email address @ mubaklegalconsult@yahoo.com. You can also follow me on my blogs, Diarynigerianlawyer.blogspot.com, mubaklegalconsult.blogspot.com, mubaklegalconsult.wordpress.com
We cover the following areas of law.
1.     Commercial law
2.     Property law(Landlord and Tenant)
3.     Criminal law
4.     Family law.
5.     Intellectual property.
              We assure you that, any communication with our firm is confidential.
FOR: MUBAK LEGAL CONSULT
Halima Musa-Bakwunye (Mrs)

+234 8027289483

Friday, July 26, 2013

PROPERTIES FOR SALE IN LAGOS STATE.



PROPERTIES FOR SALE IN LAGOS STATE
1. Hotel in Lekki Phase 1, off Admiralty Road, Lagos Island . N700 million
2. Two bedroom apartment in Mile 2 Estate, Amuwo Odofin, Lagos State. N7 Million Asking
3. Twin duplex on an acre of land in Apapa, GRA, N 250 Million Asking
4. A 9 bedroom duplex, swimming pool, guest house, on 2 plots,  in Apapa GRA,  N200 Million
5. A block of 3 flats, 2 nos, 2 bedroom flat, a fish pond with 40,000 fish capacity, on two plots of land , located at okokomaiko     N20 million
6. 3 bedroom, CBN estate2, Satellite town, N13 Million.

contact the Agents
Halima@ 08027289483, Peter@ 08023838946


Thursday, March 28, 2013

PROPERTIES FOR SALE IN LAGOS

1. HOTEL IN LEKKI PHASE ONE, OFF ADMIRALTY RD. LAGOS ISLAND,  5 MILLION DOLLARS NEGOTIABLE
2. 9 BEDROOM DUPLEX, SWIMMING POOL, APAPA, LAGOS. N22O MILLION ASKING
3. BLOCK OF 3 FLATS, 2 NOS, 2 BEDROOM FLATS, A FISH POND 40,000 FISH CAPACITY AT OKOKOMAIKO, LAGOS, N35 MILLION NEGOTIABLE.
4. 3 BEDROOM  SATELLITE TOWN LAGOS. N13 MILLION
5. 2 BEDROOM SATELLITE TOWN  N 9 MILLION

CALL: Halima 08027289483, PETER : 08023838946

Saturday, January 5, 2013


JURISDICTION TO DETERMINE   TENANCY MATTERS.
Written by Halima Musa-Bakwunye (Mrs)
                           
TABLE OF CONTENT.
1.  Introduction.
2.   Jurisdiction under the Rent control and tribunal law
3.   Jurisdiction under the Rent control and recovery of residential premises law 1997
4.   Jurisdiction to determine tenancy matters under the Lagos state tenancy law 2011
5.  Conclusion and recommendation.













JURISDICTION TO DETERMINE   TENANCY MATTERS

INTRODUCTION
The term jurisdiction simply means the power a court has to decide a case or issue a decree. Tenancy means holding or interest in land or property by a tenant under a tenancy agreement. A tenant on the other hand includes a sub-tenant or any person occupying any premises whether by payment of rent howsoever or by operation of law and not persons unlawfully occupying any premises under a bonafide claim to be the owner.[1]

In this seminar work, I shall be addressing the issue of jurisdiction to determine tenancy matters with particular focus on the new Lagos State Tenancy  Law 2011.
Section 2 of the Lagos State Tenancy law 2011, actually dwells on the issue of jurisdiction. This section gives jurisdiction to the Magistrate court, High court and the Lagos Multi-Door court house power to adjudicate, mediate and arbitrate over tenancy matters.

However, for better understanding of this subject matter, I shall take a look at the past position of the law on jurisdiction to determine tenancy matters. The previous tenancy law in existence before this current tenancy law 2012, where the Rent Control Recovery of Residential Premises law 2003 and the Rent Control Tribunal law 2007.
An explanation and incite into these old laws would further help in solving whatever possible lacuna that may exist in the new law. The seminar work would thereafter be concluded with the writer’s views on the position of jurisdiction under the new law and my recommendations.
JURISDICTION UNDER RENT  CONTROL  TRIBUNAL  LAW
The Rent Control Tribunal Law was enacted to provide for the establishment of rent tribunals for the determination and control of standard rent of residential premises and for other purposes incidental or connected therewith. It came into operation on the 1st  December, 1995 and it is applied to all residential accommodation throughout Lagos state.
Tenancy matters where held in rent tribunals which where established by the law. Section 2 of the law provides that tribunals shall be constituted as follows:

a)  a chairman being a person who has been in practice as a legal practitioner in Nigeria for not less than ten years and
b)  two other persons of probity to be appointed by the governor.

What this means is that the chairman was not a magistrate, but was occupying a position on appointment.
Section 5 of the Rent Control Tribunal law provides as follows:
1) proceedings under this law may be brought before any tribunal established under section 2 of this law
2) The jurisdiction of a tribunal shall not be ousted by the defendant or respondent bonafide setting up the title of a third person.
3) Subject to the provision of this law a tribunal shall be bound by the practice and procedure in civil matters in the magistrate courts.
4) where a tenant has defaulted in paying-
a) his rent before the coming into force of this law or
b) the agreed rent as at the commencement of this law. And there is an application for the determination of the standard rent before the tribunal. The tribunal may order the tenant to pay such arrears of rent before the determination of the application.
Based on the content of this law, only the tribunals had jurisdiction to handle matters relating to rent of residential premises and the other purpose incidental or connected there with. This is totally different from what is currently obtainable as we shall later see.
JURISDICTION UNDER RENT CONTROL AND RECOVERY OF RESIDENTIAL PREMISES LAW  1997.
The RCRP 1997 empowered  the tribunal with jurisdiction to handle rental matters.
Section 7 of the law provided that a tribunal shall have jurisdiction on application made to it by a landlord or tenant or any interested person to determine in respect of any residential accommodation let before or after the commencement of this law, the standard rent payable in respect of such accommodation with the limit of the rent prescribed in the schedule to the order made under section 1 of this law.
 Section 7(2) provides that in so far as jurisdiction  conferred on the tribunal in respect of the cause or matter mentioned in the scheduled to this law, the magistrate court shall be to the extent that jurisdiction is conferred on the tribunal, cease to have jurisdiction  in relation to such cause or matters.
Proceedings under this law shall be brought before the tribunal established in to local government area within which the subject matter of the proceeding is located or was entered into.
 In  2007 a law was enacted to abolish rent tribunals and to transfer their function to Magistrate court. It included the powers, functions and jurisdiction which were vested in the chairman and members of the rent tribunal under the provisions of rent control and recovery of residential premises law CAP laws of  Lagos State 2003.
Section 2 of the law which brought to amend the rent control and recovery of residential   premises law further provided as follows
Any person,
a)  Who immediately before the commencement of this law was deployed as a chairman of a rent tribunal under  the provision of the principal  law and;
b)  Whose contact of service has not yet expired may continue to render his service in the appropriate grade of magistrate court as the judicial services commission,may direct and subject to the provision of the pension law.

LAGOS  STATE  TENANCY  LAW  2011 
JURISDICTION TO DETERMINE   TENANCY MATTERS
The new law makes provisions for the Magistrates’ and High Courts to entertain legal issues relating to tenancy. This is an improvement over the situation where Tribunal was set up as provided for in 1996 RCTE. The setting up of the Tribunal for the purpose is a violation of Article 10 of the basic principle on the Independence of the Judiciary which states that any person without legal training cannot administer legal issues. The new trend will strengthen the capacity of the existing Magistrates and the High Court.
•The Tribunal members has no security of tenure because the Military Administrators could hire and fire them at will. Even the tenure of Military Administrators themselves are not guaranteed; how much more that of the Tribunal members. But the Magistrates and the Judges of High Court had secure tenure which could fast track issues being raised in legal issues.
The new Tenancy Law 2011 Lagos  state has generated a lot of controversies. There is a huge shift from what is contained in the previous laws. First the law excluded four major area.
1)Apapa
2)Ikeja GRA
3)Ikoyi
4)Victoria Island
These four area are exempted from the application of this law, however  also the new law allows ,a tenant to sue the landlord. It also provides in section 4 that it shall be unlawful for a landlord or his agent to demand or receive  from a sitting tenant rent in excess of six(6) months for a monthly  tenant and on(1) year from a yearly tenant. In respect of any premises without prejudice to the nature of tenancy held at the commencement of the tenancy.

No tenant shall pay his rent in advance, if he does so he has committed an offence, it also applies to a landlord who receive such rent .The law also provide that no tenant shall pay professional fees, it shall be the responsibly  of the landlord to pay professional fees , However the law does not state or classify .Who these professionals are
On the main issue of jurisdiction the law provides in
Section 2
1)  A court shall have jurisdiction to determine matter in respect of the tenancy of any premises let before or after the commencement of this law.
2)  The jurisdiction of a court shall not be ousted by the defendant or respondent setting 
3)  The parties agreement to resort to court connected Alternative Dispute Resolution (ADR) or other facilities such as the Lagos multi-door court house or to the citizen’s mediation centre for amicable dispute resolution shall not however be construed as an ouster of court’s jurisdiction.
4)  Proceedings shall be brought under this law at the high court where the rental value of the premises exceed jurisdiction of the magistrate court as provided by the magistrate court’s law.
5)    Subject to the provisions of this law, a court shall be bound by  the practice and procedure in civil matters in the magistrate court or the high court of Lagos state.

 A court in this law is defined to mean the high court and  magistrates court of Lagos state but specifically excludes the customary court.[2]
Thus relating this definition  to section 2 (1), one can infer that both the high court and magistrate court have jurisdiction to entertain tenancy matters.
Section2(3) of the tenancy law allows the parties to resort to court connected Alternative Dispute Resolution (ADR) or other facilities such as the multi-door court house or to the citizens mediation centre. ADR involves arbitration, mediation and conciliation. This excludes litigation, it is a private and faster way of resolving disputes. Unlike a court where you have a magistrate or a judge, here you have an appointed arbitrator or mediator. The judgment in arbitration is referred to as an award. An award can be entered and registered as judgment in a court of law.
On the other hand using the multi-door court house or citizens mediation centre, may not involve an award. What you have there  are neutral persons who adjudicate over a dispute and simply provide solutions to the problems. The mediators resolve the dispute without necessarily forcing or imposing it on the parties. But where the parties have agreed, in their tenancy agreement that ADR shall be the only option for settling a dispute, then such award or decision becomes binding on them.
Section 2(4) deals on the monetary values of the rent and states that if the value of rent exceeds the jurisdiction of the magistrate court, then the matter shall be commenced at the high court. Under the recent magistrate law the maximum value for damages that can be requested for is N10,000,000.00  (Ten million naira).
Lastly by section 2(5), the law clearly states that the court shall be bound by the  practice and procedures in civil matters in the magistrate and high court of Lagos state. This clearly gives jurisdiction to both the high court and magistrate court. The controversy over jurisdiction is generated from the content of sec 1(3) of tenancy law of Lagos state which clearly excludes the following areas
(1)  Apapa
(2)  Ikeja GRA
(3)  Ikoyi
(4)  Victoria Island
These four areas are exempted from the application of this law. The question to be asked is this; if these areas are excluded from the law then what law shall be applied and which court shall handle these issues. Since the law is not applicable, then the applicable law will be the common law. Since the law is silent on the issue of jurisdiction for this four areas, I will humbly submit that tenancy matters from this areas can be filed at both the magistrate court and the high court, as that was the position of the previous law on tenancy before the present one.

CONCLUSION  AND  RECOMMENDATION

In concluding this piece, I can confidently say the jurisdiction for tenancy matters under the new Lagos state tenancy law 2011 lies with the following court and bodies

·       The magistrate court
The high court
·       The multi-door court house
·       Citizen’s mediation centre


The new law created a new innovation by introducing ADR (Alternative Dispute Resolution). This would help decongest our courts. Before now 90% of tenancy matters are usually referred to our courts, and this takes months and sometimes years to resolve. So this is a good innovation.

My recommendation on this issue with regards the lacuna on jurisdiction for the four excluded parts of Lagos state; Ikeja, Apapa, Ikoyi and Lagos Island, is that the new law should be amended to state clearly the law that governs these areas and the court empowered to hear tenancy matters from these areas. It’s difficult to read into the mind of the draftman. Lots of questions to be asked
(1)  Why where these four areas excluded
(2)  What tenancy law shall govern these areas
(3)  Which court has jurisdiction.
Until these issues and others not within the scope of this paper are addressed, the new tenancy law will continue to be a subject of controversy.


            
REFERENCE.

1.  RENT CONTROL LAW WITH AMENDMENT 2007
2.  RENT CONTROL TRIBUNAL LAW
3.  LAGOS STATE TENANCY LAW 2011
4.  COURT ROOM APPROACH TO RECOVERY OF PREMISES. BY IKE D UZO,PUBLISHED 2004, BY LAW DIGEST PUBLISHING CO           

               












[1] Section 47, Lagos state tenancy law ,2011
[2] Section 47, Lagos State Tenancy Law 2011

Monday, January 23, 2012

PROPERTIES FOR SALE IN LAGOS AND ABUJA, NIGERIA


                  LIST OF PROPERTIES FOR SALE IN LAGOS (DIRECT).

  1. APAPA GRA: A 9 bedroom( ensuite) duplex, with swimming pool, guest house, security house, generator house, large garden on  2 plots of land. ‘Owner Occupier’ N200 Million ( Asking)
  2. AJAO ESTATE: A twin Duplex, 4 bedroom each, with 2 parlors , 1 BQ, Vacant Each  N60Million(Asking).
  3.  IKOYI:  4 bedroom apartment,Ruxton, ikoyi, 4,200 sq meters. ‘Owner Occupier’ N550 Million.
  4.  LAGOS ISLAND: 3 bedroom, luxury apartment, on a block of flats, Oniru Estate, N40 Million (Asking)
  5. FESTAC TOWN:  T9 Duplex, 204 rd (Vacant) N45 Million
  6. OKOTA: 7 bedroom duplex( ensuite), 2 large living rooms, on 3 plots of land(vacant) N35Million
  7. SATELLITE TOWN: 2 bedroom, ‘Detached’ bq, 3 shops facing the road, 15 Million.
  8. SATELLITE TOWN: 3bedroom, on block of flats, Unipetrol Estate, Vacant. N14 Mill.
  9. SATELLITE TOWN: 4 bedroom apartment, ‘close’ vacant. N14 Million.
  10. AGBARA: Lands for sale N600k, N500k, N200k respectively.


ABUJA:
  1.  6 Bedroom duplex, all rooms ensuite, Area 8, Abuja (N180 Million) Asking
  2. 10 bedroom duplex, 3 parlors’, 2 kitchens, on 2,600sqm of land located at Jabi, Abuja, N900 Million.
  3. Filling Station at Bwari, 6 pumps, a super market. N250 Million                     ,

PLEASE CONTACT US:
MUBAK LEGAL CONSULT

Halima: 08027289483, Peter: 08023838946, Elvis: 07043735932, 08096160053, mubaklegalconsult@yahoo.com, http://mubaklegalconsult.blogspot.com