Land title certificate in Ghana (guide)

Authored by the expert who managed and guided the team behind the Ghana Property Pack

Everything you need to know before buying real estate is included in our Ghana Property Pack

Who is the author of this content?

THEAFRICANVESTOR

A team specialized in real estate investing in African countries (Ghana, Nigeria, Kenya, etc.).

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.

How this content was created 🔎📝

At TheAfricanVestor, we explore the Ghanaian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Accra, Kumasi, and Takoradi. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Where do I start if I want to obtain a land title certificate in Ghana?

Start by conducting a comprehensive land title search at the Lands Commission office in the region where your target property is located.

This initial search reveals the current ownership status, any existing encumbrances, liens, or disputes, and the complete transaction history of the land. The search costs between GHS 132.50-237.50 depending on your region and provides crucial information before you commit to any purchase.

Visit the Client Service and Access Unit (CSAU) at your regional Lands Commission office with the property's coordinates or plot number. In Greater Accra, the main office is located in Cantonments, while each of Ghana's 16 regions has its own commission office. Request an official land title search report that will show you exactly what you're dealing with.

Simultaneously, engage a qualified lawyer who specializes in property law and a licensed surveyor to begin the due diligence process. These professionals will help verify the legitimacy of any documents the seller provides and ensure you're not walking into a fraudulent transaction.

As we reach mid-2025, digital records are still limited in many regions, so expect to work primarily with physical documents and in-person visits to government offices.

What documents do I need before I can apply for a land title certificate?

You need eight essential documents to submit a complete land title certificate application in Ghana.

Document Type	Description	Where to Obtain
Proof of Identity	National ID, Passport, or Ghana Card	National Identification Authority
Certified Site Plan	Survey plan endorsed by licensed surveyor	Licensed surveyor + Survey and Mapping Division
Deed of Assignment	Legal transfer document from seller	Prepared by lawyer, signed by both parties
Stamped Documents	All agreements with stamp duty paid	Lands Commission (certified by High Court)
Tax Clearance	Proof of tax compliance (if required)	Ghana Revenue Authority
Ground Rent Proof	Payment receipts (for subsequent registrations)	Lands Commission
Oath of Proof	Witness statement from grantor's representative	Executed before Commissioner for Oaths
Planning Approval	Town and Country Planning extracts (stool lands)	Town and Country Planning Department

The certified site plan is particularly critical - it must bear signatures from both a licensed surveyor and the Survey and Mapping Division. Any discrepancies between your site plan and the actual land boundaries will cause significant delays or rejection of your application.

How do I verify that the land I'm buying is legitimate and not already claimed or encumbered?

Conduct a three-tier verification process that combines official searches, professional consultation, and physical inspection.

First, perform the official land title search at the Lands Commission which reveals ownership history, any mortgages, liens, court injunctions, or pending litigation affecting the property. This search shows if the land has been sold multiple times (a common fraud indicator) or if there are any government acquisition plans for the area.

Second, engage a property lawyer to scrutinize all documents and conduct additional legal searches at the High Court Registry and Commercial Court. They can identify forged documents, verify the authenticity of seals and signatures, and check if the seller actually has the legal right to transfer the property.

Third, physically visit the land with a licensed surveyor to confirm that the boundaries match the site plan exactly. Look for any physical structures, encroachments, or people claiming rights to the land. Interview neighbors and local chiefs or assembly members who can provide insights about any disputes or claims.

Check with the local Town and Country Planning office to ensure the land is designated for residential use and hasn't been earmarked for public projects like roads or schools. It's something we develop in our Ghana property pack.

As of June 2025, digital verification tools are limited, so this manual verification process remains essential for protecting your investment.

Where exactly do I go to submit an application for a land title certificate in Ghana?

Submit your application at the Client Service and Access Unit (CSAU) of the Lands Commission office in the region where your property is located.

For properties in Greater Accra, visit the main Lands Commission headquarters at Liberation Road, Cantonments, Accra. The CSAU operates Monday through Friday from 8:00 AM to 5:00 PM, with a lunch break from 1:00 PM to 2:00 PM. Arrive early as queues can be lengthy, especially during peak periods.

Each of Ghana's 16 regions has its own Lands Commission office: Ashanti Region in Kumasi, Western Region in Sekondi-Takoradi, Northern Region in Tamale, and so forth. You cannot submit an application for land in one region at another region's office - jurisdiction is strictly territorial.

Bring all your original documents plus photocopies, as the officers will need to verify originals and keep copies for processing. The CSAU staff will provide you with an application form to complete on-site and assign you a reference number for tracking your application.

Some regional offices have introduced appointment systems to reduce waiting times, so call ahead to check if you can schedule your submission visit.

What are the steps involved in the application process, from submission to issuance?

The land title certificate process follows nine sequential steps that take 4-12 months to complete.

1. **Conduct initial land title search** at the Lands Commission to verify ownership and identify any encumbrances (1-2 weeks)2. **Prepare all required documents** including certified site plan, stamped agreements, and supporting papers (2-4 weeks)3. **Obtain certified site plan** from a licensed surveyor with Survey and Mapping Division endorsement (2-3 weeks)4. **Pay stamp duty** at the Lands Commission counter, with certification by the High Court (1-2 days)5. **Submit complete application** with all documents to CSAU at the regional Lands Commission (1 day)6. **Commission valuation and field inspection** where officials visit the property to verify details (2-4 weeks)7. **Public notice publication** in daily newspapers for one month to allow any objections from the public (4 weeks)8. **Final verification and approval** by the Commission including technical review and legal clearance (2-8 weeks)9. **Land Title Certificate issuance** with official pickup from the Lands Commission office (1 day)

Each step must be completed before the next can begin, and any missing documentation or discrepancies will restart portions of the process. The Commission may request additional information or corrections at any stage, which can add weeks or months to your timeline.

How much does it cost to obtain a land title certificate, and are there any hidden fees or unofficial payments I should avoid?

The total official cost ranges from GHS 2,000 to GHS 5,000+ per acre depending on your land's location and value.

Fee Category	Amount (GHS)	Notes
Application for First Registration	1,148 - 1,178 per acre	Core registration fee
Official Land Search	132.50 - 237.50	Varies by region
Site Plan Preparation	800	Fixed fee at Lands Commission
Stamp Duty	0.25% of land value	If land value exceeds GHS 48,000
Field Inspection	75 - 150	Based on property location
Licensed Surveyor	2,000 - 8,000	Private market rates
Legal Fees	1,500 - 5,000	Property lawyer consultation

Pay all official fees only at designated Lands Commission counters and always demand official receipts. Never pay cash to individuals claiming to "expedite" your application - these are fraudulent "goro boys" who will take your money and disappear.

Avoid any requests for unofficial payments, tips, or "processing fees" from Commission staff. The official fee structure is clearly posted at all Lands Commission offices, and any deviation from these published rates indicates corruption.

Budget an additional 20-30% above the official fees for legitimate expenses like transportation to offices, document photocopying, and potential document corrections or resubmissions.

How long does the entire process usually take, and what delays should I realistically expect?

While the official timeline is 90 days, realistic processing takes 4-12 months with 80% of applications exceeding the official deadline.

The Auditor-General's 2024 performance audit revealed that average processing times range from 126 days in well-staffed urban offices to 372 days in rural regions with limited resources. Greater Accra typically processes applications in 4-6 months, while northern regions may take 8-12 months.

Common delays include incomplete documentation (adds 2-4 weeks), internal bottlenecks at the Commission (adds 4-8 weeks), insufficient staff during peak periods like December-February (adds 2-6 weeks), and the one-month mandatory public notice period that cannot be accelerated.

The COVID-19 pandemic created lasting backlogs that offices are still clearing as of mid-2025. Harmattan season (December-February) typically sees slower processing due to reduced field inspections.

Plan for 6-8 months minimum and avoid scheduling any property-dependent activities (construction, financing) based on the official 90-day timeline.

What are the common mistakes applicants make that can slow down or jeopardize the registration process?

Five critical mistakes cause 70% of application delays and rejections in Ghana's land registration system.

1. **Skipping proper due diligence** - Buying land without conducting title searches or legal verification leads to discovering disputes or encumbrances mid-process2. **Submitting incomplete documentation** - Missing signatures, improper endorsements, or outdated surveys force complete resubmission and restart processing timelines3. **Relying on verbal agreements** - Using handshake deals or unsigned papers instead of properly stamped, written contracts that courts will recognize4. **Engaging unauthorized agents** - Paying "goro boys" or unlicensed facilitators who promise faster processing but often steal money or submit fraudulent documents5. **Underestimating total costs** - Budgeting only for official fees without accounting for surveyor costs, legal fees, stamp duty, and potential corrections

Additional mistakes include not verifying the seller's legal capacity to transfer the land, failing to physically inspect property boundaries before purchase, and not engaging qualified legal counsel early in the process.

Many applicants also make the error of assuming that possessing an indenture (sale agreement) equals legal ownership - only a registered land title certificate provides full legal protection under Ghanaian law.

Avoid scheduling construction or major investments based on application submission dates rather than actual certificate issuance, as processing delays are common and unpredictable.

Is it necessary or advisable to hire a lawyer or land surveyor, and how do I choose the right one?

Hiring both a property lawyer and licensed surveyor is essential, not optional, for successful land title registration in Ghana.

A qualified property lawyer protects you from the fraud that affects an estimated 30-40% of land transactions in Ghana's major cities. They review all contracts, verify seller legitimacy, conduct legal searches beyond what the Lands Commission provides, and ensure compliance with all regulatory requirements.

A licensed surveyor is mandatory for preparing the certified site plan required for registration. They also verify that property boundaries match the legal description and identify any encroachments or boundary disputes before you complete your purchase.

Choose professionals using these criteria: verify current licenses with the Ghana Bar Association (lawyers) or Ghana Institution of Surveyors, request references from recent property transactions, confirm they have experience in your specific region, and avoid anyone who guarantees specific timelines or promises to bypass official procedures.

Budget GHS 1,500-5,000 for legal fees and GHS 2,000-8,000 for surveyor services depending on land size and complexity. It's something we develop in our Ghana property pack.

Interview multiple professionals and choose based on their track record with land registration cases rather than the lowest price quote.

What is the difference between a land title certificate and a land lease or indenture in Ghana?

A land title certificate provides the highest level of legal ownership protection, while indentures and leases offer limited rights that can be disputed or invalidated.

Document Type	Legal Status	Protection Level
Land Title Certificate	Government-issued proof of ownership	Highest - registered at Lands Commission
Indenture	Private contract between buyer and seller	Medium - proof of purchase, not ownership
Lease Agreement	Right to use land for specified period	Limited - temporary occupancy rights only
Deed of Assignment	Transfer document from seller to buyer	Medium - requires registration for full effect
Allodial Title	Absolute ownership by family/stool	Highest - but cannot be sold by individuals

An indenture is simply a sale contract that proves you purchased land from someone, but it doesn't prove that person had the legal right to sell it. Many fraud victims possess legitimate indentures from people who didn't actually own the land they sold.

Leases grant occupation rights for specific periods (typically 50-99 years) but don't transfer ownership. When the lease expires, the land reverts to the original owner unless renewed.

Only a land title certificate provides absolute legal proof of ownership that courts will recognize in disputes. Banks also require title certificates for mortgage approvals and won't accept indentures as sufficient collateral.

Convert your indenture to a title certificate as soon as possible after purchase to secure your investment fully.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Ghana versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

How do I track the progress of my application once it's been submitted?

Track your application using your reference number through in-person visits and limited online services.

Visit the CSAU office where you submitted your application armed with your original receipt and reference number. Request a status update from the customer service desk - they can tell you which stage your application has reached and if any additional documentation is needed.

Some regional Lands Commission offices provide basic online tracking through their websites, but coverage is inconsistent and many rural offices still operate entirely on paper systems. Greater Accra's office has the most developed digital tracking, while northern regions rely primarily on physical file management.

Keep detailed records of all your interactions including dates, staff names, and any instructions received. This documentation becomes crucial if you need to escalate delays or disputes later in the process.

Contact the office every 3-4 weeks for updates but avoid excessive calls that may annoy processing staff. If your application exceeds the estimated timeline significantly, escalate to the regional director's office for intervention.

Consider engaging your lawyer to make formal inquiries if standard tracking methods aren't providing adequate information about your application's progress.

What should I do if my application is denied or delayed for an extended period without clear explanation?

Follow a four-step escalation process to address denials or unreasonable delays in your land title certificate application.

First, request a written explanation from the Lands Commission detailing the specific reasons for denial or delay. They are legally required to provide this explanation within 14 days of your request. Review their response carefully with your lawyer to determine if the issues can be corrected.

Second, if the denial was due to correctable documentation problems, address these deficiencies immediately and resubmit your application. Common fixable issues include missing signatures, expired surveys, or insufficient endorsements that can be rectified within 2-4 weeks.

Third, if delays exceed 6 months without valid justification or if you suspect unfair treatment, file a formal complaint with the regional director of the Lands Commission. Include all your documentation, receipt numbers, and a timeline of your interactions with their office.

Fourth, for unresolved issues or suspected corruption, seek legal redress through the High Court or file complaints with the Commission on Human Rights and Administrative Justice (CHRAJ). Your lawyer can advise whether your case merits court intervention.

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

Document every interaction with dated photographs, receipts, and written correspondence to build a strong case for any appeals or legal challenges you may need to pursue.

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. Onoaburi Land Title Registration Guide
2. Efiedwam Land Registration Guide
3. Housing TV Africa Land Title Searches
4. Ghana Lands Commission Registration Services
5. The African Investor Ghana Title Deed Guide
6. Apartments.com.gh Legal Requirements
7. Auditor-General Performance Audit Report
8. Ghana Lands Commission Fees and Charges