Land registration in Ghana is mandatory under the Land Act, 2020 (Act 1036) — an unregistered purchase leaves you exposed no matter how genuine the seller seemed. Here's what a complete, registrable land file actually looks like.
Before you buy: documents to request from the seller
- Copy of the existing Land Title Certificate (if the land is already registered), showing the registered owner.
- The current indenture or deed of assignment — proof of how the seller acquired the land, well-prepared and properly endorsed.
- An approved site plan, stamped and certified by the Lands Commission, showing dimensions, boundaries, beacon numbers, scale, orientation, and adjoining owners.
- Valid identification for the seller — national ID or passport — matching the name on the title documents.
- Power of Attorney or board resolution, if the seller is acting for a family, stool, chief, or company rather than selling in their own name.
To register your own purchase
- Lands Commission search application and search report, confirming the seller's ownership and any encumbrances.
- A new indenture transferring the land to you, signed by both parties and witnesses, matching the site plan description exactly.
- The approved site plan submitted alongside your application.
- Payment of applicable registration and stamp duty fees.
Bring originals plus photocopies of everything — Lands Commission officers verify originals and retain copies for processing.
Under the Land Act, 2020 (Act 1036), the registrar is required to complete registration within 90 days of receiving a complete application. Missing or inconsistent documents are the most common cause of delay — this is exactly why matching your indenture to your site plan, precisely, matters.
A note on digital records
Digital records at the Lands Commission are still limited in many regions, so expect the process to involve physical documents and in-person visits. Engaging a property lawyer and a licensed surveyor alongside your own search significantly reduces the risk of a rejected or delayed application.
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Our real estate team manages documentation and registration end-to-end for every acquisition we handle.
Talk to our real estate teamThis guide is general information based on publicly available Land Act, 2020 (Act 1036) and Lands Commission guidance, not legal advice. Requirements can vary by region and property type — confirm specifics with a qualified property lawyer or your regional Lands Commission office.