Buying Land in Ghana: 8 Essential Checks Before You Pay

A plot may look ideal for your future home, shop or rental project. The location is promising, the price seems manageable, and the seller wants a quick decision. Before paying, pause long enough to answer three questions: who can transfer the land, exactly which parcel is being offered, and whether you can use it for your intended purpose. This guide brings together official Ghanaian resources and practical questions for buyers in Greater Accra, Central Region and beyond. It is general education, not a legal opinion on a particular property. Engage an independent Ghanaian property lawyer and a licensed surveyor to assess your transaction. 1. Verify the seller and their authority Ask for the seller's identification and the documents supporting their interest in the land. If someone acts for an owner, family, stool or company, have your lawyer verify their authority and the approvals required. A familiar name, business card or introduction is not a substitute for that review. Ghana's Land Act, 2020 (Act 1036), section 39 makes clear that a transfer cannot convey rights the transferor lacks the power to convey. Ask your lawyer to explain who must sign and why. 2. Match the site plan to the actual plot Visit the site with your own licensed surveyor. Ask them to check that the parcel shown on the plan matches the land you have been shown, including its boundaries, coordinates and area. Do not compare plots only by the phrase “one plot”: obtain the measurements and units. The Ministry of Lands and Natural Resources lists a site plan prepared by a licensed surveyor among land-registration documents . Keep a clear copy of the plan your professionals actually reviewed. A photograph of a pegged boundary alone does not answer the ownership question. 3. Obtain and review an official search Ask your lawyer to arrange the appropriate Lands Commission search using the correct site plan and to explain the findings. The Commission's Client Service Charter describes official search services and the need for a plan with clear grid information or parcel coordinates. Start with the official Lands Commission online portal or the relevant regional office to confirm the route available for your location. Retain the application reference, receipt and resulting report. Ask your lawyer whether court, customary-land or other enquiries are also appropriate; do not assume a single search answers every possible dispute. 4. Check permitted use before planning a building A site that suits a house may not be approved for the workshop, warehouse or apartment project you have in mind. Contact the relevant District or Municipal Assembly's Physical Planning Department and ask about the approved land use, road reservations, setbacks and any restrictions affecting your proposal. LUSPA's development-permitting guidelines identify District Assemblies as the authorities issuing planning and development permits. They also explain that a processing-fee receipt is not a permit. Ask what approvals are required before starting work, including a fence or a change of use. 5. Inspect access, drainage and the costs of making the site usable Walk the approach road as well as the plot. Check how vehicles would enter, where water appears to drain and whether neighbouring activity would suit your intended use. Ask local residents about conditions during heavy rain, then seek professional assessment where needed. Neighbourhood accounts are useful leads, not technical clearance. Confirm access arrangements through your lawyer and ask the relevant providers about utility connections. Request itemised estimates for likely site preparation. A lower asking price can become less attractive after access, drainage, ground preparation and connection costs are considered. 6. Check the professionals you engage If a broker or agent is involved, request their licence details and verify their current status through the Real Estate Agency Council's public-registry service . Contact REAC directly if you cannot complete the check online. Agree the scope and fee for each professional in writing. For example: will the surveyor only measure the parcel, or also prepare the required plan? Will the lawyer handle searches, document review and registration follow-up? A verified practitioner and a written scope improve accountability; they do not replace checks on the property itself. 7. Understand the interest offered and the full budget Ask whether the transaction concerns a lease, an assignment or another interest. For a lease, have your lawyer explain the start date, remaining term, conditions and any renewal provisions. Section 6 of the Land Act describes a leasehold as an interest for an ascertainable duration, subject to terms. Build a written budget covering the price and applicable professional, search, survey, registration, tax and development costs. Check the Lands Commission's published fee schedule and obtain current official bills. Avoid treating one fee quoted for another region, parcel size or service as the total cost of your transaction. 8. Set payment conditions and follow through on registration Before any deposit or instalment, ask your lawyer to review the proposed agreement, the checks still outstanding and what happens if the transaction cannot proceed. Record the recipient, amount, purpose, payment milestones and agreed refund conditions. Use a traceable payment method and retain receipts. After completion, agree who will handle the applicable stamping and registration steps and how progress will be checked. The Ministry's registration checklist includes ownership documents, identification, a search report and fee receipts, while noting that requirements vary. Ask for evidence of submission and the final outcome, rather than assuming payment alone completes the process. A simple comparison exercise Imagine two plots with similar asking prices. One requires substantial ground preparation and has an unresolved access question; the other has clearer access but a shorter remaining lease. Neither should automatically be called the better deal. Write down the unresolved questions, obtain professional answers, and compare the total cost and suitability for your own plans. This is an illustration, not a valuation or a real Abiwa listing. Questions to take to your next viewing Can I receive the site plan and ownership documents before making a payment decision? Who is authorised to sign, and what approvals must be checked? Do the surveyed boundaries and official search refer to this exact parcel? What use is permitted, and which approvals will my project need? What remains unresolved, who will resolve it, and what is the evidence? What is the total expected cost, including professional work and site preparation? Explore your options with Abiwa Abiwa is a digital marketplace for properties and artisans. Explore property listings , request a viewing or use Ask Abiba on the website to explain your preferred location, budget and purpose. You can also browse artisans for future construction and improvement work . A listing, viewing or basket request does not transfer ownership or replace independent legal and technical checks. Confirm availability and transaction terms with the relevant parties before proceeding. Sources checked on 10 November 2026: Ghana's Land Act (hosted by the Office of the Administrator of Stool Lands), the Ministry of Lands and Natural Resources, the Lands Commission, LUSPA and REAC. Official resources are linked beside the relevant guidance. Confirm current requirements for your particular parcel. Cover image: illustrative artwork, not an actual listing or customer transaction.