Buying Land in Ghana — Documents, Stool Land & Full Checklist

Land litigation is one of the most common court matters in Ghana. Most of it is avoidable — it comes from buying without a search. Here's the checklist.

1. Know the type of land you're buying

• Stool/skin land — held by a traditional authority on behalf of the community; you buy a leasehold, not freehold.
• Family land — requires the consent of the principal family members and the head of family.
• State land — acquired by government; granted by the Lands Commission.
• Private land — already registered to an individual or company.

2. Conduct an official search at the Lands Commission

An official search report tells you the registered owner, whether the land is litigated, under government acquisition, or already sold. Never skip this — it is inexpensive relative to the loss.

3. Get a proper site plan

The site plan must be prepared by a licensed surveyor and be signed and endorsed by the Regional Surveyor. Ask a surveyor to physically re-peg the plot so you know the exact boundaries.

4. Documents you must collect

• Indenture (deed of assignment/lease) properly executed
• Site plan endorsed by the Regional Surveyor
• Allocation note or allocation papers from the stool/family
• Official search report from the Lands Commission
• Consent and Concurrence where required
• Stamp duty receipt and land registration documents

5. Stamp, then register

Pay stamp duty at the Lands Commission and register the indenture. An unregistered document is weak protection when a competing claimant appears.

6. Red flags

Multiple "owners" for one plot, refusal to allow a search, pressure to pay cash today, missing site plan, or a seller who cannot name the stool/family they derive title from. Walk away.

7. Use a lawyer

A Ghanaian property lawyer should conduct the search, review the indenture and supervise registration. That fee is far cheaper than a land case in court.