Land Title Search in Ghana: Step-by-Step Guide (2026)
Land Title Search in Ghana: A Step-by-Step Guide for Buyers
You have found a plot you like, the price feels right, and the seller is eager to close. Before any money changes hands, there is one check that matters more than almost any other: a land title search.
A land title search in Ghana is an official request to the Lands Commission asking what its records show about a specific parcel of land, including who is registered as the owner and whether anyone else has a claim on it. It is the step that helps you avoid paying for land that has already been sold, is under dispute, or belongs to someone else.
This guide walks you through how to run a land title search, what it costs, how to read the report, and what to do if you are buying from the UK, US, Canada or anywhere else outside Ghana.
Quick answer: To run a land title search in Ghana, get a surveyor’s site plan of the land, submit it to the Lands Commission (online in Greater Accra), pay the search fee, and wait for the search report. Then have a lawyer check the report against the seller’s documents before you pay.
What Is a Land Title Search in Ghana?
A land title search, also called an official search or Lands Commission search, is how you check a seller’s claim against the state’s own records. In Greater Accra, the Lands Commission now issues a single consolidated search report that brings together records from its Public and Vested Lands, Land Registration, and Survey and Mapping divisions. Before this change, buyers had to chase separate reports from each division.
What a land title search can tell you
A search typically helps you establish:
Who the Lands Commission’s records show as the owner or holder of an interest in the land
Whether other interests or claims are recorded against the same parcel
Whether the land is linked to a state or public land interest
Whether the site plan you hold matches what is on record
What a land title search cannot tell you
A search is powerful, but it is not a complete picture. It does not tell you:
Who is physically occupying the land
Whether the boundaries on the ground match the paper plan
Whether the land is the subject of a court case
Whether the planned use of the land fits the local planning scheme
Whether an unregistered customary claim exists
That last point matters. The Lands Commission has said that roughly 80% of Ghana’s land is under customary ownership, with the remaining 20% being public land, including state and vested lands. Customary land is where records are most likely to be incomplete, which is why the search is one layer of protection, not the only one.
Why You Should Never Skip a Land Title Search
Land disputes in Ghana often come down to one problem: the same plot sold to more than one buyer. The Lands Commission’s own advice to buyers is to begin with a search at the Commission to see what its records show, before committing money.
Courts take the same view. In a 2019 High Court decision, the court emphasised that the Lands Commission is the official keeper of land records, and that a person is entitled to rely on the result of an official search when dealing with land. The buyer who had not searched was in a much weaker position.
In short, a search does not guarantee a perfect outcome, but skipping it removes your strongest evidence that you acted carefully.
What to Prepare Before You Start
Gather these before you apply:
A site plan of the land, prepared by a licensed surveyor. For the Greater Accra online search, it needs to be a PDF with grid lines, grid values or parcel coordinates clearly marked.
The seller’s documents, such as the indenture, any earlier site plan or search report, and proof of how the seller acquired the land.
The seller’s identification and details of anyone else who claims an interest.
A way to pay the search fee online.
How to Do a Land Title Search in Ghana: Step by Step
Step 1: Get a surveyor’s site plan and visit the land
Engage a licensed surveyor to prepare a site plan of the plot and walk the boundaries with you. This does two jobs: it gives you the document the Lands Commission needs, and it confirms that the land you are being shown is the land on paper. If you are abroad, ask your surveyor to send photos and video, and have a trusted representative present on site.
Step 2: Collect and check the seller’s documents
Ask the seller for the documents that support their claim to the land. For stool land transactions, evidence of concurrence or consent is part of what the Lands Commission looks for when documents are registered, so ask about it early. Never rely on a search report that the seller hands you; always run your own.
Step 3: Submit the search to the Lands Commission
In Greater Accra, applications for official searches are submitted online through the Lands Commission’s portal at onlineservices.lc.gov.gh. You select the search service, generate a bill, pay, and upload the site plan. If you prefer help, staff at the Client Service Access Unit in Accra will assist applicants to submit online.
Outside Greater Accra, the published process is different: the site plan is submitted at the Client Service Access Unit or registry, usually as hard copies with the parcel clearly marked. Check with the regional office before you apply.
To stay safe, use only the official channels. The Lands Commission has publicly stated that there is no such thing as a “Shadow Search” and that applicants should deal with it only through its Client Service Access Unit or its online portal.
Step 4: Pay and track your application
Pay the bill online. You should receive an email acknowledging your submission, and the portal lets you follow your application through review until the report is ready.
Step 5: Receive and read the search report
When the report is ready, you will be notified. Read it closely and compare it with your site plan and the seller’s documents. The next section explains what to look for.
Step 6: Take the report to your lawyer before you pay
A lawyer can interpret the report, spot gaps, and advise on the rest of the due diligence. Do not release the purchase price until this is done. If you want the full checklist, see our property due diligence checklist for Ghana buyers.
Land Title Search Cost and How Long It Takes
Fees and timelines are set by the Lands Commission and can change. The figures below come from the Commission’s published client service charter at the time of writing, which notes that its fees are under revision. Confirm the current schedule on the Lands Commission website before you budget.
Service | Where | Listed fee | Listed timeline |
|---|---|---|---|
Official search, Greater Accra | Online portal | GH₵155 for up to 1 acre, plus GH₵10 for each additional acre | 14 working days |
Official search, other regions | Client Service Access Unit or registry | GH₵55 for up to 1 acre (non-agricultural use), plus GH₵10 per additional acre; agricultural land is priced separately | 14 working days |
Land title certificate search (for land that already has a land certificate) | Client Service Access Unit | GH₵85 | 14 working days |
The Commission also says that its stated timelines should be treated as minimums, so leave yourself some buffer. Remember to budget for the surveyor’s fee and your lawyer’s fee as well.
How to Read a Land Title Search Report
The goal is to find out whether what the seller told you matches what the records show. Check these points:
What to check | What it means | Red flag |
|---|---|---|
Registered owner or holder | Does the name match the person selling to you? | A different name, or a seller with no clear link to the owner |
Plot description | Does the report match your site plan, size and location? | Overlap with another plot, or a size or location mismatch |
Competing interests | Are there other registered claims over the same land? | More than one party recorded against the same parcel |
State or public land interest | Is any part of the land linked to the government? | Indication of state acquisition or a public land interest |
Cautions or other notes | Has anyone lodged a warning against dealing with the land? | Any caution, charge or note you do not understand |
A clean report is a good sign, not a guarantee. If anything is unclear, ask your lawyer before you proceed. If you want a deeper look at the documents themselves, read our guide on how to verify a land title in Ghana.
Other Searches You Still Need
The Lands Commission search is one part of the process. A thorough buyer also does the following:
Planning check. Search with the Land Use and Spatial Planning Authority to confirm that the land use fits the planning scheme for the area.
Litigation search. Check the courts covering the land’s location for any case involving the land, and search the seller’s name too.
Survey confirmation. Make sure a licensed surveyor has verified that the boundaries on the ground match the plan.
Customary land checks. For stool, family or clan land, confirm that the right people have signed and that the required concurrence or consent is in place.
Together, these checks cover the gaps a single search leaves open.
Doing a Land Title Search From Abroad
You do not need to be in Ghana to start the process, but you do need reliable people on the ground.
Use the online portal or your lawyer. For Greater Accra, the application is online, so your lawyer can submit it on your behalf and send you the result.
Hire your own surveyor and lawyer. Choose professionals who work for you, not for the seller.
Be careful with powers of attorney. If you authorise someone to act for you, the Lands Commission requires notarisation where a power of attorney was executed outside Ghana. Speak to your lawyer about how to set it up and limit what it covers.
Insist on live video. Ask for a walk-through of the plot with your representative, filmed on the day.
Verify everything yourself. Do not accept reports, screenshots or “verified” stamps from sellers or agents without confirming them through official channels.
Common Land Title Search Mistakes
Relying on the seller’s search report. Always run your own.
Searching the wrong plot. A small error in the site plan can return the wrong result.
Skipping the site visit. The paper and the ground must match.
Treating the search as the only check. Add planning, litigation and survey checks.
Paying before the lawyer has reviewed everything. Money is hard to recover once it has gone.
Using unofficial channels. Stick to the Lands Commission’s portal and Client Service Access Unit.
DIY, Lawyer or Advisor: Who Should Handle Your Search?
You can run a basic search yourself, and many buyers do. But the report only helps if someone understands what it means in context. Most buyers do best with a lawyer for the legal review and a trusted adviser to coordinate the process.
At Diaspora to Home, we help overseas buyers verify properties and developers before they commit, including coordinating searches and due diligence with qualified Ghanaian professionals. If you would like support, you can book a free 15-minute call or download our free guide, 5 Things You Need to Know Before Buying Property in Ghana.
Frequently Asked Questions
Can I do a land title search online in Ghana?
Yes, for land in Greater Accra. Applications for official searches are submitted through the Lands Commission’s online portal, where you can also pay and track progress. Procedures outside Greater Accra can differ, so check with the relevant regional office.
How long does a land title search take?
The Lands Commission’s published timeline for an official search is 14 working days, and it says stated timelines should be treated as minimums. Plan for some delay.
How much does a land title search cost?
The Commission’s published schedule lists GH₵155 for up to one acre in Greater Accra, plus GH₵10 for each additional acre, at the time of writing. Fees are under review, so confirm the current amount before you apply.
What is the difference between a land title search and verifying a land title?
A land title search asks the Lands Commission what its records show about a parcel. Verifying a land title is the wider job of checking the seller’s documents and the chain of ownership against those records and against reality on the ground. You need both. See our guide on how to verify a land title in Ghana.
Does a clean search guarantee that I own the land?
No. A clean search is strong evidence that the records show no competing claims, but it does not cover physical occupation, boundary accuracy, court cases or unregistered customary claims. It is one important step in a longer process.
Can someone do the search for me while I’m abroad?
Yes. Your lawyer can submit the application and review the report for you. If you use a power of attorney, take legal advice first, as notarisation is required where it is executed outside Ghana.
Final Thoughts
A land title search will not remove every risk, but it is the clearest way to test a seller’s story against official records before you pay. Run it early, run it yourself, and have a lawyer read the result.
If you are earlier in the journey, start with our step-by-step guide to buying a house in Ghana from abroad, or explore the other checks in our land purchase checklist. And if you would like a guide through the process, book a free call with Diaspora to Home.
Disclaimer: This article is for general information only and is not legal, financial or investment advice. Fees, procedures and timelines may change. Always confirm current requirements with the Lands Commission and engage a qualified lawyer and licensed surveyor before committing money to any property transaction.
