A Ghana land title search, known as an official search at the Lands Commission, takes 14 working days under the commission’s client service charter. The fee starts at GH₵155 for the first acre in Greater Accra and GH₵55 for non-agricultural land in other regions. VAAL Real Estate Ghana, a property developer in Accra, advises every buyer to run the search through their own lawyer before paying a deposit.
Key points
- Official search: 14 working days, the charter’s minimum timeline.
- Greater Accra search fee: GH₵155 for the first acre, GH₵10 for each extra acre.
- Other regions, non-agricultural land: GH₵55 for the first acre.
- First registration of title: 65 working days, fee GH₵677.
- Charter fees sit under revision, so confirm the current rate at the counter.
What fees does the Lands Commission charge?
The Lands Commission client service charter lists fees for each service. These fees were approved under Act 1080 and are under revision.
| Service | Timeline (working days) | Fee (GH₵) |
|---|---|---|
| Official search, Greater Accra | 14 | 155 first acre, 10 each extra acre |
| Official search, other regions (non-agricultural) | 14 | 55 first acre, 10 each extra acre |
| First registration of title | 65 | 677 |
| Deeds registration | 10 | 60 |
| Stamping, no inspection | 10 | 30 presentation, 5 communication |
| Plotting, up to 1 acre | 10 | 78 |
Source: Lands Commission client service charter.
How long does a land title take in Ghana?
First registration of title takes a minimum of 65 working days under the charter. Real timelines run longer when documents are missing or a competing claim appears.
The charter describes every timeline as a minimum. Plan for delays and do not pay the full price until your lawyer confirms a clean search.
How is land verification in Accra different from Koforidua?
Accra sits inside Ghana’s title registration area, while Koforidua uses deeds registration. Title registration issues a land title certificate. Deeds registration records the document but gives weaker protection.
| Point | Accra (Greater Accra) | Koforidua (Eastern Region) |
|---|---|---|
| Registration system | Title registration | Deeds registration |
| Official search fee | GH₵155 first acre | GH₵55 first acre (non-agricultural) |
| What you receive | Land title certificate | Registered deed |
| Extra checks | Search, site plan, head lease | Search, site plan, plus stool or family consent for customary land |
Sources: Lands Commission client service charter.
What should a Ghana land title search show you?
A clean search shows the registered holder, the land’s boundaries on a site plan and any registered mortgages or competing interests. Ask your lawyer for a written search report.
- A barcoded site plan
- The head lease or title certificate
- Stamped transfer documents
- Ground rent and property rate receipts
- Consent or concurrence from the stool or family, for customary land
How does VAAL Real Estate Ghana handle title for buyers?
VAAL Real Estate Ghana holds the head lease for each development and grants each buyer an interest in the unit. Buyers are free to run their own official search before signing. The same applies at every VAAL project, including Moonbow, PUNA, AGORA, Villanova, Legato Heights, Harmonia Residence, Harmonia Villas and Nirvana Villas.
What should you check before buying land in East Legon Hills?
Check the title, the land type and the access road before you pay for land in East Legon Hills. Run an official search at the Lands Commission through your own lawyer.
- Official search: confirm the registered holder and any competing interests.
- Land type: for stool or family land, get the consent or concurrence the Lands Commission requires.
- Site plan: a barcoded plan from a licensed surveyor, checked against the search result.
- Access and services: confirm road access, water and power before you buy.
- Neighbours: ask who owns the plots next to yours and whether any dispute exists.
VAAL Real Estate Ghana does not build in East Legon Hills. Use the same checks for any plot, whatever the location.
Do you need a lawyer for a land title search?
Yes. You are free to apply for a search yourself at the Lands Commission. A lawyer reads the result against the seller’s documents. Use your own lawyer, not the seller’s.
Related guides
Frequently asked questions
How much is an official search at the Lands Commission?
The client service charter lists GH₵155 for the first acre in Greater Accra and GH₵55 for the first acre of non-agricultural land in other regions, plus GH₵10 for each extra acre. Fees sit under revision.
How long does an official land search take in Ghana?
The Lands Commission charter lists 14 working days as the minimum for an official search.
How long does land title registration take in Ghana?
First registration of title takes a minimum of 65 working days under the Lands Commission charter. Missing documents or competing claims add time.
What is the difference between land verification in Accra and Koforidua?
Accra uses title registration and issues a land title certificate. Koforidua uses deeds registration, which records the deed with weaker protection. Search fees also differ.
What should I check before buying land in East Legon Hills?
Run an official search at the Lands Commission, confirm the land type and any consent needed, check the site plan against the search, and confirm road access, water and power.
Does VAAL Real Estate Ghana let buyers run their own title search?
Yes. VAAL Real Estate Ghana advises every buyer to run an official search through their own lawyer before paying a deposit.