Every year, Ghanaians lose millions of cedis buying land that is already registered to someone else. The Lands Commission holds the official record of who owns what. Searching it before you pay is the most important step in any land transaction. Here's exactly how to do it.
What the Lands Commission Search Tells You
A search at the Lands Commission reveals:
- Who is the registered owner of the land
- Any mortgages or charges on the property
- Any court orders or caveats
- Whether the government has acquired the land
- The history of previous registrations
If the person selling you land is not the registered owner — stop. Do not proceed until the discrepancy is fully explained and verified.
Before You Go: What You Need
- The plot number or parcel number (from the site plan)
- The name of the owner (as stated in the documents)
- The location/area of the land
- Your Ghana Card or other ID
- GHS 200–500 in cash (search fee)
Step-by-Step: Conducting the Search
Step 1: Go to the Right Lands Commission Office
Ghana has regional Lands Commission offices. Go to the office that covers the region where the land is located:
- Greater Accra: Lands Commission, Cantonments, Accra
- Ashanti: Lands Commission, Kumasi
- Western: Lands Commission, Takoradi
- Each region has its own office
Hours are typically Monday–Friday, 8am–5pm. Arrive early — queues can be long.
Step 2: Go to the Search and Enquiries Section
Ask for the Search and Enquiries department. Don't go to the wrong window — the Lands Commission has multiple departments handling different functions.
Step 3: Complete the Search Request Form
Fill in the plot number, owner's name, and land location. If you don't know the plot number, bring the site plan — the Lands Commission officer can identify the parcel from the map.
Step 4: Pay the Search Fee
Current fees (2026): approximately GHS 200–500 depending on the type of search and region. Get an official receipt. Keep it.
Step 5: Wait for Results
Simple searches: same day or 1–3 days. Complex searches (larger parcels, older records): 3–7 days. Urgent searches are possible for a higher fee.
Step 6: Receive the Search Report
The search report is an official document showing what is registered. Read it carefully:
- Owner name matches seller: Good sign — proceed with other checks
- Different owner: Red flag — ask for full explanation before proceeding
- Mortgage/charge found: Land is security for a loan — seller must clear this before transferring
- Caveat found: Someone has put the court on notice of a claim — do not buy
- Government acquisition: Land belongs to the state — seller has no right to sell
- No records found: Land may be unregistered — requires additional investigation
If the Land Is Not Registered
Many plots in Ghana — especially customary/stool land — are not formally registered at the Lands Commission. This doesn't automatically mean fraud, but it means you are relying entirely on the strength of the customary allocation documents.
For unregistered land, you need:
- A valid allocation letter from the chief/family head with elder witnesses
- Confirmation of the chief's authority at the Regional House of Chiefs
- A licensed surveyor to create an official site plan
- You register the land yourself after purchase — the first to register wins
Online Search Option
The Lands Commission has been developing an online portal (lc.gov.gh), but as of 2026 it is not fully functional for all searches. In-person searches are more reliable for now.
Cost Summary
- Search fee: GHS 200–500
- Certified copy of search result: GHS 50–100
- Urgent search premium: additional GHS 100–200
Before your Lands Commission search, use our free Land Deal Risk Check to identify all risks in your transaction. Also read our 12-point land documentation checklist.
Need Help?
Check your land documents before visiting the Lands Commission.
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