The Curious Case of the Neasden House: Tali Shani v Chief Mike Agbedor Abu Ozekhome [2025] UKFTT 1090 (PC)
A recent case before the Property Tribunal, Tali Shani v Chief Mike Agbedor Abu Ozekhome [2025] UKFTT 1090 (PC), shows just how complex and strange property fraud can become.
It reads like a detective novel. A mysterious property owner who may never have existed, a high-profile Nigerian general, forged documents, false death certificates, and competing claims over a small terraced house in North West London.
Beneath the drama, however, lies a serious message for anyone buying or selling property, verify, verify, and verify again.
The Property at the Centre of the Storm
The case concerns 79 Randall Avenue, Neasden, a modest London terraced house that became the focus of an extraordinary dispute. The property had been registered since 1993 in the name of “Tali Shani”, a name which, decades later, the tribunal would conclude probably belonged to no real person at all.
There were no original conveyancing papers, no contract of sale, no mortgage, and no documentary trail linking any genuine person to that name. The only surviving records pointed instead to a purchase made in 1993 by a man named Philips Bincan, for around £110,000, through solicitors Barry Phillips & Co.
Yet somehow, the Land Registry showed the owner as “Tali Shani.” That phantom registration would later form the foundation for years of legal confusion.
The 2021 Transfer
Fast forward nearly three decades to 2021. A transfer deed (Form TR1) was lodged with the Land Registry, showing a sale from “Mr. Tali Shani” to Chief Mike Agbedor Abu Ozekhome, a senior Nigerian lawyer and political figure.
The transfer was peculiar. Box 8 of the TR1 form, which asks whether any money was paid, was ticked “No.” In other words, it was not a sale but a supposed gift. Ozekhome claimed that “Mr. Tali Shani” had transferred the house to him out of gratitude or friendship.
To prove the transfer’s legitimacy, a Nigerian passport in the name “Tali Shani” (born April 1973) was submitted. Thus raised an immediate question, if the “owner” was born in 1973, they would have been only 20 years old when the house was allegedly bought in 1993, and there was no evidence of any such person in the original transaction.
In short, the numbers and the story did not add up.
A New “Tali Shani” Appears
When the Land Registry processed the 2021 application, an objection soon arrived. Solicitors representing someone calling herself “Ms. Tali Shani” claimed that she was the true owner and had never authorised any transfer to Chief Ozekhome.
The Registry referred the dispute to the First Tier Tribunal (Property Chamber) in early 2023.
From that point on, the case descended into near-farce:
- The “Applicant” (Ms. Shani) never appeared at hearings.
- Her lawyers claimed she was too ill to testify, then later produced a death certificate stating she had died in 2024 which the tribunal found to be forged.
- A man claiming to be her son, Ayodele Damola, appeared via video link and gave inconsistent accounts of her life and death.
- A supposed cousin, Mr Anakwe Obasi, spun a story about a romantic relationship between Ms. Shani and a retired Nigerian general, Jeremiah Useni, claiming she had funded the 1993 purchase but with no evidence to support it.
By this stage, it was clear to the tribunal that much of the Applicant’s case had been fabricated.
The Role of General Jeremiah Useni
The most remarkable twist came when the Respondent’s side Chief Ozekhome’s team produced evidence from General Jeremiah Useni, a well-known Nigerian politician, former Minister, and retired military officer.
General Useni appeared via video in mid-2024, despite being gravely ill. He was candid and consistent. He told the tribunal that:
- He had purchased the Neasden property in 1993, in cash, as a family home.
- He had never met any “Tali Shani” and had never authorised anyone to use that name.
- The name “Tali Shani” must have been used as an alias possibly by him or someone acting for him to hold the property quietly.
Supporting this, a London letting agent, Mr Akeem Johnson, testified that he had managed the Neasden property for many years (2011–2019) and had always known it to be owned by General Useni. He even confirmed that rent payments were made into accounts connected to the General’s family.
Compared with the inconsistent and forged evidence of the supposed “Ms. Shani,” the General’s account was credible and coherent.
Sadly, General Useni passed away in January 2025, before the judgment was published. But his testimony became the key to unravelling the fraud.
The Tribunal’s Findings
Judge Ewan Paton’s 85-page judgment reads like a detective’s report methodical, detailed, and at times, wryly amused by the absurdity of what he was hearing.
1. The “Applicant” Did Not Exist
The tribunal found that the “Ms. Tali Shani” who claimed ownership was a fictitious person. The documents provided in her name including passports, death certificates, and birth records were false or deeply unreliable. Her case was struck out as an abuse of process.
2. The 2021 Transfer Was Invalid
The tribunal then turned to Chief Ozekhome’s claim. It found that the man purporting to be “Mr. Tali Shani” in 2021 was not the genuine owner of the property because no such legitimate owner ever existed. Therefore, he had no legal title to transfer, and the 2021 “gift” to Ozekhome was void.
3. The Real Owner Was Likely General Useni
After examining rental records, bank transactions, and testimony, Judge Paton concluded that the property had in fact been bought and controlled by General Useni, even though it had been registered in the alias name “Tali Shani.”
However, because the property remained legally registered in that alias name, it could not be simply re-registered without a separate application by the General’s estate.
4. The Result
The tribunal refused to register the 2021 transfer to Chief Ozekhome. It also struck out the claim by the phantom “Ms. Shani.”
The result? The title to 79 Randall Avenue remains frozen in the name of “Tali Shani” a person who, the court found, never existed.
What This Means for Home Buyers
While this case might seem remote from ordinary buyers’ experiences, it carries several important lessons.
1. Verify Identities Rigorously
This entire saga began because, back in 1993, the Land Registry accepted a registration in the name “Tali Shani” without clear supporting documentation. It shows how critical proper identification is at every stage of a property transaction.
2. Be Cautious with “Gift” or “No Money” Transfers
Fraudsters often use “no consideration” transfers to move property without attracting scrutiny from lenders or regulators. If you ever see a transaction where no money changes hands, it deserves extra investigation.
3. Always Check the Paper Trail
If a property’s history is patchy missing deeds, incomplete title records, or unexplained ownership gaps be cautious. Ask your solicitor to obtain office copies and historical title documents directly from the Land Registry.
4. Watch Out for Unverified “Representatives”
Fraudsters often appear through intermediaries or “agents.” In this case, supposed relatives and representatives came forward with forged or inconsistent documents. Always insist on direct verification of identities and authority.
5. Expect More Checks in the Future
The Land Registry, solicitors, and lenders are now under increasing pressure to tighten their verification procedures. Buyers may be asked for more personal information and documentation, but these steps exist to protect everyone from loss.
The Modern Twist: AI and Deepfake Risks
The Tali Shani case involved forged paper documents, but the next wave of fraud is digital. Artificial intelligence tools can now produce convincing fake passports, doctored bank statements, and even deepfake videos that make scammers look and sound like real professionals.
This is why multi-layered ID verification including biometric checks and secure communication channels will soon become standard in conveyancing. It might slow the process down, but it will also make it much safer.
Protecting Yourself When Buying a Home
Here are some simple, practical steps every buyer can take:
- Use only regulated solicitors and conveyancers check they are listed with the Solicitors Regulation Authority or the Council for Licensed Conveyancers.
- Confirm bank details by phone before sending any funds. Email interception is a growing problem.
- Keep all correspondence secure and never share ID documents via unsecured email.
- Check the property’s title online at gov.uk. You can see who the registered owner is for just £3.
- Set up Land Registry property alerts they will notify you if anyone tries to change ownership details.
The Big Picture
The Tali Shani case may have had moments of dark comedy false identities, phantom owners, and forged documents but it also reveals something fundamental: - fraudsters will exploit every weakness in the system, no matter how small.
The legal process ultimately worked, but at enormous cost in time, money, and effort. The case underscores the vital importance of vigilance from everyone involved buyers, solicitors, estate agents, and lenders alike.
Property remains one of the safest long-term investments in the UK, but trust and transparency are what keep it that way. Every buyer should approach the process not just with excitement, but with informed caution.
The story of Tali Shani v Chief Ozekhome may sound extraordinary and it is but it is also a warning. Behind every set of keys and title deed lies a web of verification, due diligence, and professional responsibility. When those fail, the results can be chaotic.
So when your solicitor asks for extra identification, delays completion for verification, or insists on a phone call before transferring funds remember they are not being difficult. They are protecting your dream home from becoming someone else’s scam.
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