Buying Land in Ghana: Search, Indenture and Site Plan Under the Land Act 2020

Land disputes are among the most common court cases in Ghana, and many start with a buyer who paid before checking. The Land Act, 2020 (Act 1036) consolidated Ghana’s land law and makes the buyer’s checks part of the process. Here are the steps.

1. Know who owns the land

Much land in Ghana is customary land, held by stools, skins and families. A buyer usually receives a lease from the customary owner or from a developer who holds a lease. Ask who the allodial owner is, and confirm that the person signing has authority to grant the land.

2. Get a site plan and search before you pay

The Land Act requires a buyer to search the vendor’s title and any charges on the land. Get a site plan of the plot, then submit it for a search at the Lands Commission before you pay anything. The search shows whether the land is registered, to whom, and whether anything affects it. The Commission now accepts searches and payments online, including by mobile money.

3. The indenture

The indenture is the agreement between the landowner (lessor) and the buyer (lessee). It must describe the land and the terms, and be signed and witnessed properly. Your site plan must meet the Commission’s survey and authentication requirements.

4. Stamp duty and registration

The indenture is stamped, then submitted to the Lands Commission for registration. In Accra, Tema and parts of Kumasi, title registration is digital, and you can track it online.

5. Walk the land

Visit the plot, or send someone you trust. Check the pillars at each corner, the access road, and whether anyone is building or farming on it. Ask neighbours.

How a live estate map helps

When a developer shares a live map of the estate on the real satellite view, you can see your plot’s number, size and position, the roads and what surrounds it, and whether it is still available. It does not replace the Lands Commission search, but it helps you match the site plan to the ground and makes double sales much harder.

Checklist

• Customary owner identified and their authority confirmed
• Site plan obtained and Lands Commission search done before payment
• Indenture properly signed and witnessed
• Stamp duty paid and the indenture registered
• Plot pillars found and the land walked

This guide is general information, not legal advice. Use a lawyer and a licensed surveyor for any land purchase.