Ghana Property Title Search Costs and Legal Fees 2026

Buying property in Ghana involves more than agreeing on a price. The real cost lies in ensuring the land is legally yours to own.

Here is what that means in practice: the fees for a proper title search, professional services, and statutory taxes typically add 6% to 12% to the purchase price of a resale property. For new builds from a developer, the total can climb to 18% or more.

These numbers matter because land disputes account for a significant share of High Court cases in Ghana, often cited in policy discussions as representing more than half of the civil docket. The money you spend on due diligence is your premium on an insurance policy against losing your entire investment.

The True Cost of Due Diligence: A Summary

The table below provides a snapshot of the key costs involved. These figures are estimates based on current statutory schedules and market rates, but they are subject to change. Always verify with the relevant authority at the time of your transaction. For real-time exchange calculations, use our Ghana currency converter.

Breaking Down the Costs of a Title Search

The total cost of a title search and property registration in Ghana falls into four main categories: official government fees, professional service fees, statutory taxes, and ancillary costs.

Official Government Fees at the Lands Commission

These are the statutory fees paid directly to the government. Fee schedules are periodically revised by the Lands Commission, so the figures below should be confirmed at the time of application.

• Official Search Fee: GHS 132.50 to GHS 237.50, depending on the region. An “express search” may incur additional charges.
• Survey and Mapping Fees: Governed by the Survey Act, 1962 (Act 127). These include plan approval fees (starting at GHS 30), title plan preparation (GHS 800), and cadastral plan fees (starting at GHS 290 for plots under 0.1 hectares).
• Registration Fees: Under the Land Act, 2020 (Act 1036), fees for first-time registration are often calculated based on the property’s value, typically in the range of 0.5% to 1% of the declared or assessed value. It is essential to obtain a formal fee calculation from the specific Lands Commission office handling your transaction.

Professional Service Fees

Engaging qualified professionals is an investment in security. Their fees reflect the expertise required to navigate Ghana’s complex land systems.

• Legal Fees: A property lawyer conducts the official search, verifies the seller’s capacity to sell, checks for court litigation (including a specific High Court search at the Land Court divisions), and guides the registration process. While the Ghana Bar Association publishes guideline scales (reaching up to 10% for lower-value properties), these figures are frequently negotiated down in practice. For a standard transaction, you should expect to pay between 2% and 6% of the property’s value, or a flat fee ranging from GHS 1,500 to GHS 5,000 for straightforward deals.
• Surveyor Fees: A licensed surveyor (a member of the Ghana Institution of Surveyors) physically inspects the land to confirm its boundaries and checks for encroachments. Fees typically range from GHS 1,500 to GHS 8,000, depending on the plot’s size, location, and complexity.

Statutory Taxes and Additional Costs

Certain taxes must be paid to make the transaction legally binding.

• Stamp Duty: Governed by the Stamp Duty Act, 2005 (Act 689), this tax is calculated as a percentage of the property’s assessed value (which may be reassessed by the GRA): 0.25% for values up to GHS 10,000; 0.5% for GHS 10,000–50,000; and 1% for values above GHS 50,000.
• VAT on New Builds (Conditional): If you purchase from a VAT-registered real estate developer, you must budget for an additional 6% VAT, which includes the COVID-19 Health Recovery Levy. However, the obligation depends on the developer’s registration status, and the tax may be embedded in the listed price.
• Capital Gains Tax (Seller’s Responsibility): The seller is liable for Capital Gains Tax on the profit from the sale (currently at a general rate of 15%). Buyers may be asked to withhold this amount, so clarity in the sale agreement is essential.
• Miscellaneous Costs: Budget for small, unforeseen expenses like community or traditional levies, documentation fees, and site clearing. A contingency of 10-15% of your total budget is recommended.

Understanding Ghana’s Land Tenure System Before You Search

Before you spend a single cedi on a title search, you must understand the type of land you are dealing with. Ghana’s land tenure system is pluralistic, and title risk varies significantly by land type.

• Stool/Skin Land: Land owned by traditional communities and held in trust by a chief (Stool) or elder (Skin) for the people. Transactions require consent from the traditional council and often the Regional Lands Commission. This is the most common land type in Ghana.
• Family Land: Land owned by a family lineage. Sales require the consent of the head of family and principal elders. Disputes within families are a common source of litigation.
• State Land: Land acquired by the government for public purposes. These are generally not available for private purchase unless formally declassified.
• Vested Land: Land where ownership is held by the government in trust for a traditional authority.

Your lawyer must verify not just the registered owner, but also the land’s classification and whether all necessary customary consents have been properly obtained and documented. A site plan alone is never proof of ownership. It is equally important to distinguish between an allocation letter (which is not a title), an indenture (the deed of conveyance), and a Land Certificate (conclusive evidence of title under the Land Act).

Total Investment: What is the Final Cost?

When you combine all the elements above, the total cost for due diligence, taxes, and registration becomes a significant but essential part of your property budget.

• As a percentage of property value: For a standard resale property with a clean title, total transaction costs typically range from 6% to 12% of the purchase price. For a new-build property from a developer, the potential addition of the 6% VAT means total costs can easily reach 12% to 18% or more. In complex transactions—such as those involving disputed family land or requiring extensive litigation searches—costs can exceed these ranges.
• As a lump sum: For a comprehensive due diligence package including legal and surveyor services, you should expect to pay anywhere from GHS 4,000 to over GHS 15,000, plus the official government fees and stamp duty. In Ghana cedis, that is approximately GHS 4,000–15,000+ (USD 340–1,290, GBP 270–1,020, RMB 2,500–9,300), based on February 2026 exchange rates. These figures are indicative and subject to fluctuation.

Special Considerations for Foreign Buyers

Foreign nationals face specific regulations under Ghanaian law that can impact both the process and the cost of a property transaction.

• Leasehold Restriction: Under the Land Act, 2020 (Act 1036), foreign individuals cannot hold freehold interests directly. They are restricted to a 50-year leasehold, which is renewable. Your title search must confirm this lease structure is properly documented. (Note that foreign-owned Ghanaian companies may acquire freehold interests, but this adds corporate layers to the due diligence.)
• Corporate Structures: Many foreign investors purchase through a Ghanaian-registered company or joint venture. This requires additional corporate due diligence and legal costs.
• Rental Income Tax: If you plan to rent out the property, you are subject to a withholding tax on rental income: 8% for residents and 15% for non-residents of the gross rental amount, subject to the current provisions of the Internal Revenue Act.
• Additional Costs: You may need to budget for translation services (GHS 500-2,500) if documents are not in English, or for specialized legal advice to navigate customary consent requirements.

How Land Fraud Happens: What You Are Protecting Against

Understanding common fraud mechanisms underscores why a comprehensive title search is non-negotiable.

• Double Sales: The same parcel of land is sold to multiple unsuspecting buyers, often using the same site plan.
• Fake Site Plans and Indentures: Fraudsters create convincing forgeries of Lands Commission stamps, surveyor signatures, and deeds of conveyance.
• Sales by Unauthorized Persons: A family member or caretaker sells land without the consent of the true owners (the family head or elders).
• Unapproved Layouts: Land is sold in areas that have not been formally zoned or approved for development by the Town and Country Planning Department.

Your lawyer and surveyor are your primary defenses against these schemes. A physical inspection by a surveyor, combined with a search at both the Lands Commission and the High Court, can uncover most of these frauds before money changes hands.

Real-world example: In 2023, a buyer in East Legon purchased a plot from an individual claiming to represent a family. The buyer relied on the site plan and a receipt. After clearing and fencing the land, the actual family head appeared with documentation proving no sale had been authorized. The buyer lost the full purchase price and incurred additional legal fees in a dispute that remains unresolved. A simple verification of family consent before payment would have prevented this.

The Verification Process and Timeline

Understanding the step-by-step process helps justify the costs involved and sets realistic expectations for the duration. Delays of 18+ months are possible in certain regions with significant backlogs.

• Step 1: Engage Professionals (Week 1): Before any payment, hire a Ghana Bar Association-verified lawyer and a Ghana Institution of Surveyors-licensed surveyor.
• Step 2: Initial Documentation & Land Type Assessment (Week 1-2): Your lawyer gathers essential documents from the seller, including the site plan, indenture, and tax clearance certificates, and assesses the land’s tenure classification.
• Step 3: The Official Search (Week 2-6): Your lawyer submits a search application to the appropriate Regional Lands Commission. The official search report typically takes 2 to 4 weeks in Accra under normal circumstances.
• Step 4: Independent Survey & Physical Inspection (Week 3-5): Your licensed surveyor visits the land to verify boundaries and check for encroachments.
• Step 5: Court Litigation Search (Week 4-6): Your lawyer conducts a search at the High Court to check for any pending litigation affecting the property. This is a separate and critical step not covered by the Lands Commission search.
• Step 6: Legal Vetting, Customary Consent Verification & Contract (Week 5-8): Your lawyer reviews all findings, verifies that any necessary customary consents are properly documented, and then drafts or reviews the purchase agreement.
• Step 7: Payment, Transfer & Final Registration (Month 2-12+): Only after all verifications are complete should you proceed with payment. The final step—registering the title in your name at the Lands Commission—can take anywhere from 2 to 12 months from the date of offer, depending on the region and the completeness of your documentation.

Practical Advice for a Cost-Effective and Safe Search

• Budget Realistically: Understand that a new-build may cost more in taxes than a resale. Allocate a contingency fund of at least 10-15% of the property’s value to cover all associated costs.
• Verify Professionals: Always use professionals verified by their respective bodies—the Ghana Bar Association for lawyers and the Ghana Institution of Surveyors for surveyors.
• Start Early: Engage your lawyer and surveyor before you make any deposit or sign any agreement. Early involvement allows them to spot potential red flags before you commit funds.
• Negotiate Fees: Do not accept the first quoted percentage for legal fees. Discuss the scope of work and negotiate a rate that reflects the market reality, typically in the 3-6% range or a flat fee.
• Insist on a Court Search: A Lands Commission search is not enough. Ensure your lawyer conducts a separate search at the High Court for pending litigation.

Frequently Asked Questions

How much does a basic official land search cost at the Lands Commission?

The official government fee for a search typically ranges from GHS 132.50 to GHS 237.50, depending on the region. However, fee schedules are subject to revision by the Lands Commission, so current rates should be confirmed.

Do I need a lawyer to conduct a title search in Ghana?

While it is possible to submit a search application yourself, it is strongly recommended to use a qualified lawyer. They know how to interpret complex search results, verify the seller’s identity and authority to sell, check for court litigation, and ensure no encumbrances are missed. The legal fees are an investment against the risk of total loss.

What is stamp duty and how much is it?

Stamp duty is a government tax on legal documents governed by the Stamp Duty Act, 2005 (Act 689) that makes them legally admissible. In Ghana, it is typically 0.25% to 1% of the property’s assessed value, depending on the price band. The Ghana Revenue Authority may reassess the value if it appears understated.

Why might a new build cost more than a resale property?

Purchasing a new build from a VAT-registered developer attracts an additional 6% VAT, which is not applicable to most private resale transactions. This significantly increases the total transaction costs, though buyers should confirm whether VAT is already embedded in the listed price.

What is the difference between an allocation letter, an indenture, and a land certificate?

An allocation letter is a preliminary document from a traditional authority or developer indicating an interest in allocating land; it is not a title. An indenture is the deed of conveyance that transfers ownership, but it must be registered to be effective. A Land Certificate is the final document issued under the Land Act, 2020, and is conclusive evidence of title.

How long does the entire title search and registration process take?

An official search report typically takes 2 to 4 weeks. However, the complete process of registering the title in your name can take significantly longer, from 2 to 12 months—and in some regions with backlogs, even longer.

If you need personalized legal assistance to verify a property title or navigate a Ghanaian real estate transaction, consider reaching out to a qualified Ghanaian lawyer. Use the form below to get started:

Legal Framework and References

This guide is grounded in the following key legislation and regulatory bodies:

• Land Act, 2020 (Act 1036): The primary legislation governing land ownership, registration, and administration in Ghana.
• Stamp Duty Act, 2005 (Act 689): Governs the imposition of stamp duties on instruments.
• VAT Act, 2013 (Act 870) (as amended): Governs Value Added Tax, including on supplies by real estate developers.
• Survey Act, 1962 (Act 127): Governs land surveying and the role of licensed surveyors.
• Lands Commission: The primary government body responsible for land administration and registration.
• Ghana Revenue Authority: The tax collection authority responsible for stamp duty, VAT, and capital gains tax.
• Ghana Institution of Surveyors: The professional body regulating surveyors.
• Ghana Bar Association: The professional body regulating lawyers.

This guide reflects consultation with Ghana property practitioners and is based on statutory frameworks as of February 2026.

Sources

• Lands Commission, Ghana: Official Fee Schedule (2025)
• Ghana Revenue Authority: Stamp Duty and VAT Guidelines
• Parliament of Ghana: Land Act, 2020 (Act 1036)
• Ghana Law Hub: “Understanding Land Tenure in Ghana” (2025)
• Ghana Institution of Surveyors: Professional Fee Guide

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