A First-tier Tribunal (Property Chamber, Land Registration) in London has delivered a landmark ruling in the case of Tali Shani v. Chief Mike Agbedor Abu Ozekhome ([2025] UKFTT 01090 (PC)), dismissing a contentious property dispute over 79 Randall Avenue, London NW2 7SX (Title number: MX 117803). The Tribunal’s decision, handed down by Judge Ewan Paton on 11 September 2025, exposed a complex scheme involving forged documents, a fictitious applicant, and the late General Jeremiah Timbut Useni (Rtd), a former Nigerian Minister of the Federal Capital Territory, who was identified as the true owner of the property under the alias “Tali Shani.”
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The case originated when Chief Mike Ozekhome, a prominent Nigerian human rights lawyer, applied to register a property transfer dated 17 August 2021, purportedly executed by an individual named “Tali Shani.” Ozekhome claimed the property was gifted to him by General Useni in recognition of legal services rendered, with no financial transactions involved. However, an objection was raised by a person claiming to be “Ms. Tali Shani,” who asserted she was the registered proprietor and had not authorized the transfer.
The conflicting claims prompted HM Land Registry to refer the matter to the Tribunal on 27 February 2023. Hearings were held in June 2024, July 2025, and September 2025, with evidence presented from both parties, including testimony from General Useni via video link before his death in January 2025.
The Tribunal’s investigation uncovered a web of deception surrounding the property’s ownership, leading to the following conclusions:
- General Useni as the True Owner: General Useni, a key figure in Nigeria’s military government under General Sani Abacha (1993–1998), purchased the property in 1993 using the alias “Tali Shani” to conceal his identity. His pre-death testimony confirmed his use of this pseudonym, along with others such as “Tim Shani,” in financial dealings. Useni stated he acquired the property with personal savings, intending it as a family home, and denied any connection to another individual named Tali Shani.
- Fraudulent Applicant: The Tribunal found that the applicant claiming to be “Ms. Tali Shani” likely did not exist. Evidence presented, including an ECOWAS travel certificate and a death certificate, was deemed forged. The applicant’s claim of purchasing the property in 1993 at age 20 was implausible, with financial explanations deemed unconvincing. Purchase documents further revealed a different name, “Philips Bincan,” and a purchase price of £110,000, contradicting the applicant’s assertions.
- Invalid Transfer: The 2021 transfer to Chief Ozekhome was ruled void, as the purported “Tali Shani” had no legal title to transfer the property. The Tribunal noted inconsistencies in the transfer documents and General Useni’s testimony, which confirmed he was the true owner and had not authorized any transfer to an external party.
- Estate Ownership: Following General Useni’s death in January 2025, the Tribunal determined that the property interest now vests in his estate, pending probate or administration in the UK.
Representing himself after his legal team withdrew, Chief Ozekhome argued that the property transfer was legitimate and denied any financial motives. He contended that “Tali Shani” was a phantom identity created by an unknown party to fraudulently claim the property. Ozekhome called General Useni as a witness, whose testimony corroborated that the property was purchased in 1993 under an alias and was not linked to the applicant’s claims.
However, the Tribunal found Ozekhome’s application lacked sufficient evidence to establish a valid transfer, particularly given the fraudulent foundations of the applicant’s case and the clear evidence pointing to Useni’s ownership.
Judge Paton ordered the Chief Land Registrar to cancel Ozekhome’s application to register the transfer, effectively rejecting the claim to ownership. The Tribunal struck out the applicant’s case due to its fraudulent basis, noting that neither party could substantiate their claims to the property’s title. The ruling clarified that General Useni was the legitimate owner, and the property was registered under a false name as part of a scheme to obscure his ownership.
No costs were awarded, though parties were given a deadline to submit representations for costs. The Tribunal also invited relevant authorities to investigate further, particularly regarding the handling of General Useni’s estate and his use of aliases in international property transactions.
The Tribunal’s ruling not only resolves the dispute over 79 Randall Avenue but also highlights the complexities of international property ownership, particularly when aliases and fraudulent documents are involved. With General Useni’s estate now responsible for the property, further legal proceedings may be required to determine its final disposition. The case serves as a cautionary tale for property transactions, emphasizing the need for thorough due diligence and verified documentation.
A source told TheNigeriaLawyer that although the court recognises that General Useni’s family, who have obtained probate or letters of administration, could pursue recovery of the property, the Nigerian government should assert its claim instead.
The source noted that since General Useni was the Minister of the Federal Capital Territory in 1993, when the property was acquired, it is reasonable to suspect that public funds may have been used for the purchase.
The source called for a thorough investigation, insisting that the property should rightfully be reclaimed by the Nigerian government.
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