Indentures, site plans, Land Title Certificates, search reports — what each document means, which ones you need to build, and how to verify what you have before committing to a plot. Last updated June 2026.
Ghana's land documentation system is layered — there are several document types, each with a different legal weight. Understanding which you have (and which you need) is the most important thing you can do before purchasing a plot or breaking ground.
| Document | Issued By | Required For | Cost (Approx.) |
|---|---|---|---|
| Indenture / Deed | Lands Commission | Proof of ownership. Mandatory for permit | GHS 800–2,500 |
| Site Plan | Lands Commission | Shows plot boundaries. Required for permit | GHS 400–1,200 |
| Land Title Certificate | Lands Commission | Strongest title. Recommended but not always available | GHS 1,500–4,000 |
| Title Search Certificate | Lands Commission | Confirms land is unencumbered. Always recommended | GHS 200–600 |
| Building Permit | District Assembly / LUSPA | Required before any construction begins | GHS 3,500–12,000 |
| Allocation Letter | Stool / Family / Developer | For customary or estate land. Must be followed by Indenture | Varies |
The Indenture is the most common land transfer document in Ghana. It is a deed executed between the seller (grantor) and buyer (grantee) recording the transfer of land. It describes the plot boundaries, records the purchase price, and is signed by both parties and their witnesses.
An Indenture must be stamped at the Ghana Revenue Authority (to pay Stamp Duty) and registered at the Lands Commission to be legally effective. An unstamped or unregistered Indenture is a significant legal risk.
Medium strength — strong if registeredIssued by the Lands Commission after the Indenture has been registered and the title has been officially investigated and confirmed — this is the conclusive, government-issued proof of land ownership in Ghana.
Not all registered Indentures result in a Land Title Certificate immediately. The title registration process (under the Land Title Registration Law) is what produces one. If your seller has a Land Title Certificate, that is the strongest documentation you can receive.
Highest strength — government issuedA certified site plan is a scaled drawing produced by the Lands Commission showing your plot's boundaries, dimensions, and location on a survey map. It is a separate document from the Indenture and must be obtained from the Lands Commission, not drawn up privately.
You need a certified site plan to apply for a building permit — the district assembly will not accept a privately drawn plan. Budget GHS 500–1,500 and 2–4 weeks to obtain one.
Required for building permitsA title search (or "search of records") is a report issued by the Lands Commission confirming the registered ownership of a plot at a given point in time. It shows who the current registered owner is and whether any encumbrances (mortgages, caveats, court orders) are registered against it.
A title search is the single most important step before purchasing any plot. It costs a small fee and takes a few days — and can save you from buying disputed or encumbered land.
Essential before purchasingIn areas where land is held by traditional authorities (stools, families, or clans), a chief or family head may issue an Allocation Letter or a letter confirming the grant of land. This is common in peri-urban Accra, Kasoa, and many areas outside the city core.
An Allocation Letter alone is not sufficient for a building permit. It needs to be converted into a formal Indenture (executed by the traditional authority's representative) and then stamped and registered at the Lands Commission.
Weak alone — must be formalisedSome plots in Ghana are held on leasehold rather than freehold — particularly government land (State Land), Lands Commission properties, and some traditional stool land grants. A lease agreement grants use of the land for a fixed term (typically 50 or 99 years) rather than outright ownership.
A leasehold plot can still be built on and is valid for permit applications — but understand the remaining lease term and renewal terms before committing to a long-term build.
Valid for building — check term lengthAllocation Letters from family or traditional authorities are often presented as equivalent to a full Indenture. They are not. They indicate that a traditional authority has granted the plot, but they carry no legal weight until they are converted into a formal Indenture and registered at the Lands Commission. Always verify the registration status before parting with any money.
Land fraud and multiple-sales disputes are real in Ghana's property market. These are the steps that protect you — none of them are optional if the plot is worth significant money.
Visit the Lands Commission office (Cantonments, Accra) and request a search on the plot number or the seller's name. The search confirms the current registered owner, whether the title is clear, and whether any caveats or mortgages are lodged against it.
The fee is small (typically GHS 100–300) and the results are usually available within a few working days. Do this before signing any sale agreement or making any payment — not after.
Compare the site plan boundaries with what is physically on the ground. Boundary disputes are common where plots have been subdivided over time without updated survey records. If the site plan dimensions don't match what you see on-site, commission a fresh survey before proceeding.
A licensed solicitor should draft or review the Indenture before you sign. The fee is typically 1–2% of the purchase price but it is the most effective protection against document fraud and unclear boundary descriptions.
An Indenture is the primary land transfer document in Ghana — a deed executed between a seller (grantor) and buyer (grantee) that records the transfer of land ownership. It must be stamped and registered at the Lands Commission to be legally effective. An unstamped or unregistered Indenture provides very limited legal protection.
An Indenture is a private deed between parties. A Land Title Certificate is issued by the Lands Commission after the title has been officially investigated and confirmed — it is the stronger, conclusive proof of ownership. Having a registered Indenture is good; having a Land Title Certificate is better.
Yes. A certified site plan from the Lands Commission is required as part of your building permit application. The district assembly cannot process a permit without it. A privately drawn plan is not acceptable — it must be the certified version from the Lands Commission.
Visit the Lands Commission and request a title search (search of records) on the plot or the seller's name. This confirms the current registered owner and any encumbrances. Never buy without running this search first — it costs very little and can save you from a serious dispute.
No. An Allocation Letter from a chief or family head indicates a traditional grant of land, but it has no formal legal standing until it has been converted into a proper Indenture, stamped at the GRA, and registered at the Lands Commission. An Allocation Letter alone will not be accepted for a building permit application.
Before we can apply for your building permit and begin construction, we need: a registered Indenture or lease agreement, a certified site plan, and confirmation that the title has been searched and is clear. We can advise on any gaps and help you obtain the site plan if needed — contact us here.
Once your documents are in order, Cornerstone handles everything from permit application to final handover — fixed price, 6-month warranty, daily WhatsApp updates.
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