Many Ghanaians think a land transaction is complete when money changes hands. It isn't. Without a registered transfer of title, the buyer has no legally defensible ownership — and the seller could potentially sell the same land to someone else. Here's the full transfer process.
Step 1: Agreement of Sale
Buyer and seller agree on terms — price, payment schedule, conditions. This should be captured in a written Sale and Purchase Agreement signed by both parties. While not always legally mandatory, it protects both sides if the transaction later encounters problems.
Step 2: Title Verification
Before any money changes hands:
- Search at the Lands Commission to confirm the seller's title is registered and clear
- Conduct an encumbrance search (mortgages, caveats, court orders)
- Verify the site plan matches the physical land
- Confirm ground rent is paid up to date (if leasehold)
This should be done by the buyer's lawyer. Cost: GHS 500–1,500.
Step 3: Preparation of Transfer Document
A lawyer prepares the transfer document — either:
- Conveyance/Indenture: For freehold or when the original title is a deed
- Assignment: For leasehold interests being transferred
- Transfer Form: Specific form required for registered land title transfers
The document describes: the parties, the property, the consideration (price), and any conditions.
Step 4: Execution
Both buyer and seller sign the transfer document in the presence of witnesses. The seller's signature must be genuine — this is where forgery fraud most commonly occurs. Witnesses should be independent adults.
Step 5: Stamp Duty
Take the executed document to the GRA Stamp Duty office for assessment and payment of stamp duty. GRA will assess the market value of the property and charge duty accordingly. The stamped document is the proof duty has been paid.
Cost: approximately 0.25%–2% of property value depending on the amount. See our detailed stamp duty guide.
Step 6: Capital Gains Tax
The seller may be liable for capital gains tax on the profit from the sale (15% for individuals). The seller should obtain CGT clearance from GRA before or alongside the stamp duty process.
Step 7: Registration at Lands Commission
Submit the stamped transfer document to the Lands Commission for registration:
- Bring: original transfer document + GRA stamp duty receipt + site plan + seller's title document
- Pay registration fees
- Receive registration number and receipt
- The transfer is recorded in the public register
Cost: GHS 300–1,000. Time: 2–8 weeks.
Step 8: Land Title Certificate
After registration, the buyer should apply for a Land Title Certificate in their name. This is the strongest form of title in Ghana and provides maximum legal protection.
Cost: GHS 500–2,000. Additional time: 3–12 months.
Full Cost Summary
- Lawyer fees: GHS 2,000–8,000
- Stamp duty: 0.25%–2% of property value
- Lands Commission registration: GHS 300–1,000
- Land Title Certificate: GHS 500–2,000
- Title search/encumbrance search: GHS 500–1,500
- Total (excluding property price): approximately 2–4% of property value
Full Timeline
Agreement to title certificate: typically 6–18 months for a clean transaction. Complications (encumbrances, boundary issues, disputed title) can extend this significantly.
Use our free Land Deal Risk Check before any transfer. Read about getting a title certificate and encumbrance searches.