Land title certificate in Ghana (guide)

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We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Ghana. If you'd like to learn more about us, you can check our presentation page.

What exactly is a Land Title Certificate in Ghana, and how is it different from a deed/indenture or a survey site plan?

A Land Title Certificate in Ghana is the highest form of legal documentation proving ownership of a specific parcel of land.

The Lands Commission issues this certificate after completing title registration, which records your ownership rights and land boundaries in the government's official records. This document provides maximum security against disputes, fraudulent claims, and illegal seizures.

An indenture or deed is simply a private contract between buyer and seller transferring interest in land. While it serves as proof of purchase, it does not confer full legal ownership protection without title registration. Multiple individuals could hold indentures for the same parcel, leading to disputes. A survey site plan shows the precise location and boundaries of land, prepared and signed by a licensed surveyor and endorsed by the Director of Survey.

The key difference is that a Land Title Certificate provides government-backed proof of ownership, while an indenture is just a private agreement and a site plan is merely a boundary map.

You need all three documents working together: the indenture proves your purchase, the site plan defines your boundaries, and the Land Title Certificate gives you unquestionable legal ownership.

Is the land located in a title-registration area, and how do I confirm its current status with the Lands Commission?

Title registration areas in Ghana include Accra, Kumasi, and other designated districts where the government maintains comprehensive land records.

To confirm if your target property is in a title-registration area, ask the seller for a copy of any existing Land Title Certificate. Visit the Lands Commission office with the property details including site plan and indenture, then request an official search on the property. The Commission will confirm the current registration status and whether the land falls within a title-registration district.

As of September 2025, the Ghana government has been expanding title-registration areas to include more districts beyond the traditional Accra and Kumasi zones. Contact the regional Lands Commission office serving your area to get the most current information about registration boundaries.

If the land is not in a title-registration area, you can still purchase it using an indenture, but you won't have the same level of legal protection as a registered title provides.

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Who truly owns the land right now (stool/family/individual/state), and what documents prove they have the right to sell or grant it to me?

Land ownership in Ghana falls into four main categories, each requiring different documentation for legitimate transactions.

Stool or traditional authority land is held by chiefs and traditional councils in trust for their communities. For these transactions, you need the original indenture or lease signed by the appropriate chief or traditional authority, plus official consent letters from the traditional council. Family land involves collective ownership where all principal family members must consent to sales.

Individual or corporate ownership is privately held and usually the simplest for transactions, requiring the owner's ID and proof of their acquisition. State land is owned by the government and allocated through state agencies, requiring official allocation letters and compliance with state procedures.

Request and verify these documents: original indenture or lease with proper signatures, consent letters where applicable, proof of ground rent payments for leasehold properties, and seller's identification documents.

Always verify the seller's authority to sell by checking their relationship to the land through family trees, traditional authority positions, or corporate documents.

What specific due-diligence checks should I run before I pay anything (official search, encumbrance check, boundary verification, litigation check)?

Conduct a comprehensive official search at the Lands Commission and Public Records office to confirm ownership, encumbrances, and any existing disputes on the property.

Match boundary details by independently inspecting the property with a licensed surveyor and comparing findings with the existing site plan. Check for litigation by asking the local assembly and neighbors about any ongoing disputes involving the property.

Verify payment of ground rent if the property is leasehold or stool land, as unpaid ground rent can void your ownership rights.

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Which professionals should I hire—a licensed surveyor and a lawyer—and what exactly should I instruct each of them to do for me?

Hire a licensed surveyor to inspect and map your land, prepare a proper site plan with accurate coordinates and adjoining properties, and verify there's no overlap with public or neighboring lands.

Instruct your surveyor to conduct a thorough boundary survey, prepare or verify the site plan with exact coordinates, check for encroachment from neighbors or onto public land, and ensure their signature, stamp, and date appear on all survey documents. They should also coordinate with the Survey Department for official endorsement of the site plan.

Engage a licensed real estate lawyer to scrutinize all ownership documents, perform due diligence searches at the Lands Commission, ensure contractual documents are valid, and draft or review the transfer deed or indenture. Your lawyer should verify the seller's legal right to sell, check for outstanding debts or legal issues, review all contracts before signing, and guide you through the title registration process.

Both professionals should provide you with detailed written reports of their findings and maintain regular communication throughout the process.

Budget GHS 1,500-3,500 for professional surveying services and GHS 1,500-5,000 for legal services, depending on the complexity of your transaction.

How do I get a proper site plan with accurate coordinates signed by a licensed surveyor and authenticated, and how do I verify there's no overlap with adjoining parcels or public land?

A proper site plan must be produced and signed by a licensed surveyor, stating exact boundaries and coordinates, then authenticated by the Director of Survey or Regional Surveyor.

Commission a licensed surveyor to conduct a boundary survey of your property using GPS coordinates and traditional surveying methods. The surveyor will prepare a detailed site plan showing the property's exact boundaries, coordinates, adjoining properties, and any physical features like roads or waterways.

To ensure no overlap exists, visit the Survey Department or Lands Commission for boundary verification and obtain a Cadastral Plan, which represents the government's confirmation of boundary accuracy. The surveyor should also check neighboring properties' site plans and conduct physical inspections with adjacent landowners present when possible.

The authenticated site plan must include the surveyor's license number, signature, official stamp, and date of survey. The Survey Department's endorsement stamp and signature are required for the plan to be legally valid for title registration.

It's something we develop in our Ghana property pack.

What documents must I gather to file for title (application form, executed deed, IDs, tax/stamp duty proof, photos, witnesses, etc.)?

Prepare and gather a comprehensive set of documents for successful title registration with the Lands Commission.

1. Completed application form - Available from Lands Commission with accurate details
2. Original executed indenture or lease - Properly signed and witnessed
3. Certified site plan - Signed by licensed surveyor and endorsed by Survey Department
4. Identification documents - Seller's and buyer's passports or national ID cards
5. Proof of payments - Purchase price receipt, stamp duty payment, ground rent receipts
6. Passport-sized photographs - Recent photos of buyer and seller
7. Witnesses' details and signatures - At least two witnesses to the transaction
8. Consent letters - From family heads, traditional authorities, or spouses where applicable
9. Tax clearance certificate - Proving no outstanding property taxes
10. Statutory declaration - Sworn affidavit confirming transaction details

Ensure all documents are complete, properly signed, and certified where required before submission to avoid delays or rejection.

Where exactly do I submit each item at the Lands Commission, and in what sequence so the file moves without bouncing between desks?

Follow the specific sequence at the Lands Commission to ensure smooth processing without unnecessary delays or document bouncing between departments.

Start at the Client Service Unit where you submit your application form, indenture, site plan, and identification documents. The staff will review your documents for completeness and assign a file reference number. Next, proceed to the Accounts Department to pay all statutory fees including stamp duty, registration fees, and valuation fees - keep all official receipts.

Your documents then move to the Survey Unit for verification of boundaries and site plan accuracy. After survey verification, the file proceeds to the Legal Department for vetting of ownership documents and legal compliance. The file then goes to the Publications Unit for public notification and advertisement for objections.

If no objections arise during the public notification period, your file returns to the Legal Department for final processing and title certificate issuance. To avoid bouncing, ensure all documents are complete and properly signed, confirm all fees are paid with official receipts, and follow up regularly on your file's progress.

Obtain your file reference number and receipt at submission, and use these to track progress through each department.

How much should I budget for all statutory fees, survey work, stamp duty, and professional fees, and how do I insist on official receipts?

Budget between GHS 3,000-10,000 for the complete land title registration process in Ghana as of September 2025.

Always insist on official receipts for every payment made. Government agencies must provide official receipts with stamps and signatures. For professional services, request detailed invoices showing the services provided and fees charged.

Avoid making cash payments without receipts, and never pay unofficial fees or facilitation payments that don't come with proper documentation.

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After I submit, what are the stages my file will pass through, how long does each typically take, and how can I track progress or escalate delays?

Your title registration file passes through six distinct stages with specific timelines for each phase.

Submission and payment of fees happens immediately upon filing your complete application. Survey verification takes 2-4 weeks as the Survey Department confirms boundaries and checks for overlaps. Legal vetting requires 1-2 weeks for the Legal Department to verify document authenticity and ownership rights.

Public notification lasts exactly 1 month, during which your application is advertised for potential objections from other claimants. Final processing and certificate issuance takes 1-3 months depending on the complexity of your case and current workload at the Lands Commission.

Track progress using your file reference number by visiting the Lands Commission in person or calling their customer service line. If delays exceed normal timelines, escalate by speaking to the Head of Department or filing a formal complaint with the Commission's management.

Keep copies of all correspondence and maintain regular follow-up to ensure your file doesn't get lost in the system.

What common mistakes cause rejections or long delays (wrong names, mismatched site plan, unpaid ground rent, forged papers), and how do I avoid them?

Avoid the most common mistakes that cause title registration rejections and lengthy delays in Ghana's land registration system.

1. Mismatched names or incomplete documentation - Ensure all names on documents match exactly across IDs, indentures, and application forms
2. Site plan errors and overlaps - Use only licensed surveyors and verify boundaries against neighboring properties
3. Unpaid ground rent or stamp duty - Clear all outstanding payments before submission and keep official receipts
4. Forged or invalid documents - Only use authentic documents and verify their legitimacy through proper channels
5. Missing signatures and consent letters - Ensure all required parties sign documents and obtain necessary consent from traditional authorities or family heads
6. Incomplete due diligence - Conduct thorough searches and verification before proceeding with registration
7. Wrong application procedures - Follow the exact sequence and submit documents to the correct departments

Double-check all paperwork before submission and seek professional verification from lawyers and surveyors to avoid these costly mistakes.

Once I receive the Title Certificate, what immediate checks and follow-ups should I do to protect my interest (confirm details, make certified copies, record mortgages/leases, store safely, update records after any transfer)?

Immediately verify all details on your Land Title Certificate match reality and Lands Commission records to ensure accuracy and protect your investment.

Confirm that boundary descriptions, names, parcel numbers, and acreage match your property and expectations. Make several certified copies of your certificate and store them in different secure locations, keeping the original in a safe deposit box or fireproof safe.

Register any mortgage, lease, or encumbrance with the Lands Commission if you used financing or plan to lease the property. Update the title record whenever you transfer, subdivide, or develop the land to maintain accurate government records.

Establish a relationship with the local Lands Commission office for future transactions and keep contact information readily available. Notify your insurance company about your title certificate to ensure proper coverage of your property investment.

It's something we develop in our Ghana property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Efiedwam - Difference Between Indenture and Title Certificate
2. TheAfricanVestor - Title Deed Ghana
3. TheAfricanVestor - Ghana Title Deed
4. Onoaburi - Land Title Registration Guide 2025
5. Onoaburi - Legal Documents for Land Sales
6. CBC Ghana - Land Registration
7. Ablex Mall - Property Acquisition Checklist
8. Locus Estate - Land Ownership Guide
9. New Accra City - Buying Land Guide
10. Ghana Lands Commission - Title Registration