Why Your Survey Plan Gets Rejected: A Guide to the Common Pitfalls

Introduction: The Rejection That Delays Everything

You have identified the land. You have negotiated with the seller. You have paid your money. You have a site plan in hand. You submit your documents to the Lands Commission, confident that registration is imminent. Weeks later, you receive the news: your survey plan has been rejected.

This scenario is not rare. It is routine. The Eastern Regional Director of Lands Commission has noted that most site plans attached to land documents are fake and do not conform to the Supervision and Approval of Plans Regulation, 1988 (LI 1444) . Worse, some plans extracted from old layouts attached for registration are “not found in their systems” .

A survey plan is not just a drawing. It is a legal document that must meet specific technical and legal requirements before the Lands Commission will accept it. Understanding why plans are rejected is the first step toward ensuring yours is approved.

This Accra Street Journal guide explains the most common reasons survey plans are rejected in Ghana and provides actionable steps to avoid each pitfall.

The Foundation: Understanding LI 1444

What Is LI 1444?

The Survey (Supervision and Approval of Plans) Regulations, 1988 (LI 1444) was passed to strengthen the supervisory role of the Survey and Mapping Division (SMD) of the Lands Commission with respect to prospective plans attached to an instrument for registration .

Before LI 1444, the Survey Act, 1962 (Act 127) required that any map and plan attached to an instrument for registration must be prepared and certified by an official or licensed land surveyor. However, Act 127 made no provision for supervision and approval of these maps and plans by the SMD. Consequently, errors distorted geo-land information on ownership, size, and extent of land boundaries, invariably affecting the land registration process .

LI 1444 was designed to fix this gap by requiring that site plans be approved by the SMD before they could be accepted for registration.

What the Law Requires Today

Under the current regulatory framework, a site plan must meet several requirements:

• Prepared by a licensed surveyor

• Submitted to the Survey and Mapping Division for approval

• Affixed with an official barcode and QR code

• Signed by the Director, Survey and Mapping Division

• Back of the site plan signed by the parties and witnesses

Reason 1: Prepared by an Unlicensed Surveyor

The Requirement

Section 6 of the Survey Act, 1962 (Act 127) requires that any map and plan attached to an instrument for registration must be prepared and certified by an official or licensed land surveyor . This is not optional. A plan prepared by someone who is not a licensed surveyor is invalid on its face.

Why This Happens

Unlicensed individuals present themselves as surveyors to unsuspecting buyers. They charge lower fees, produce plans that look official, and disappear when problems arise. The Eastern Regional Director of Lands Commission has confirmed that “most site plans attached to land documents were fake” .

How to Avoid This

• Verify that your surveyor is licensed by the Survey and Mapping Division

• Ask to see their license and registration number

• Check with the SMD to confirm their license is current

• Never accept a site plan from a seller without verifying the surveyor’s credentials

• Remember: a lower price is not worth an invalid plan

What If You Already Have a Plan?

If you have a site plan prepared by an unlicensed surveyor, it will not be accepted for registration. You must engage a licensed surveyor to prepare a new plan. Do not attempt to “fix” the existing plan—start fresh with a licensed professional.

Reason 2: Missing Barcode and QR Code

The Requirement

A valid site plan must have a barcode and QR code issued by the Survey and Mapping Division. These codes serve as unique identifiers that confirm the plan has been approved and registered in the SMD’s system.

Why This Happens

Many surveyors prepare plans but do not submit them to the SMD for approval and barcode issuance. This is often done to save time or avoid fees. The result is a plan that looks official but cannot be registered.

How to Avoid This

• Before accepting a site plan, confirm that it has a barcode and QR code

• Verify that the barcode is legitimate by checking with the SMD

• Ensure your surveyor submits the plan to the SMD for approval

• Do not accept a plan that is “pending” barcode issuance—wait until the barcode is affixed

The Lands Commission’s Position

The Lands Commission has indicated that some plans extracted from layouts in old documents attached for registration are “not found in their systems” . If your plan does not have a barcode, or if the barcode is not in the SMD’s system, your registration will be rejected.

Reason 3: Missing Signatures (Surveyor and Director)

The Requirement

A valid site plan must be signed by the licensed surveyor who prepared it and by the Director of the Survey and Mapping Division. The back of the site plan must also be signed by the parties and witnesses.

Why This Happens

In the ongoing McDan v. De Souza land dispute, Daniel McKorley challenged a site plan because it had “no signature of a licenced surveyor” . The Lands Commission responded that the plan was prepared by the Commission itself, which does not require a surveyor’s signature . However, for private survey plans, the surveyor’s signature is mandatory.

How to Avoid This

• Verify that your site plan includes the signature of the licensed surveyor who prepared it

• Verify that the plan includes the signature of the Director, Survey and Mapping Division

• Check that the back of the plan is signed by the parties and witnesses

• If any signature is missing, do not accept the plan

Reason 4: Site Plan Not Submitted for Approval

The Requirement

LI 1444 requires that site plans be submitted to the Survey and Mapping Division for supervision and approval before they can be attached to instruments for registration . This is not a formality—it is a legal requirement.

Why This Happens

Some surveyors prepare plans and hand them directly to clients without submitting them to the SMD. Others submit plans but do not follow up to ensure approval has been granted. The result is a plan that is technically “prepared” but not “approved.”

How to Avoid This

• Instruct your surveyor to submit the plan to the SMD for approval

• Follow up with the SMD to confirm that approval has been granted

• Request a copy of the approved plan with the official barcode

• Do not accept a plan that has not been approved, regardless of how official it looks

Research Findings

A study on the practical application of LI 1444 found that there is “strong enforcement of the LI 1444 by the Lands Commission” . This means the Commission is actively rejecting plans that do not meet the approval requirements. You cannot bypass this requirement.

Reason 5: Conflict with Planning Schemes

The Requirement

The plan must conform to the approved planning scheme for the area. The PVLMD (Public and Vested Lands Management Division) may deny concurrence due to “disparities between the approved cadastral plan and planning scheme of the area (some as far as 100 feet interval)” .

Why This Happens

Your surveyor may prepare a plan based on the physical features of the land, but if those features do not align with the approved planning scheme for the area, the plan will be rejected. This is particularly common in areas where development has outpaced planning.

How to Avoid This

• Before purchasing land, verify that the area has an approved planning scheme

• Work with a surveyor familiar with the planning scheme for your area

• Confirm that the proposed plan aligns with the scheme before the plan is finalized

• If there are discrepancies, address them with the planning authorities before submitting your plan

The Root Problem

A LinkedIn post on spatial planning in Ghana noted that “some spatial plans are technically not implementable in the first place” due to “planning often lagging behind development” . If the planning scheme itself is outdated or unrealistic, your survey plan may be caught in this gap. The recommendation is to “ground planning in reliable data” and “ensure proposals reflect reality” .

Reason 6: Missing or Incorrect Stamp Duty

The Requirement

Stamp duty must be paid on the land transaction, and evidence of payment must be attached to the registration documents. The stamp duty is assessed by the Land Valuation Division of the Lands Commission and is calculated between 0.25% and 1% of property value.

Why This Happens

In the McDan v. De Souza case, the Lands Commission witness testified that a deed of assignment showed an embossment stamp but “apart from the embossment stamp there is no other stamp at the bottom” . The witness confirmed that “before a stamp duty is paid at the Lands Commission, the stamp officer had to conduct assessment on the documents before it is submitted for payment” .

How to Avoid This

• Ensure stamp duty is properly assessed and paid

• Verify that all required stamps are affixed to your documents

• Keep copies of all stamp duty payment receipts

• Work with your lawyer to ensure stamp duty is correctly calculated and paid

Reason 7: Poor Supervision of Licensed Surveyors

The Institutional Problem

A study revealed that there is “poor supervision of licensed surveyors by SMD due to inadequate staff” . This means that even when surveyors are licensed, the SMD may not have the capacity to effectively supervise their work, leading to errors and omissions in plans.

Why This Affects You

If the SMD cannot effectively supervise licensed surveyors, plans may be approved that should not be, or plans may be rejected due to inconsistent application of standards. This creates uncertainty for applicants.

How to Protect Yourself

• Work with a surveyor who has a proven track record of successful plan approvals

• Ask for references from past clients

• Follow up with the SMD to confirm that your plan has been properly processed

• Be prepared to advocate for your application if it gets stuck in the system

Reason 8: Backlog at PVLMD

The Institutional Problem

The study also found a “backlog of concurrence at PVLMD due to delay in approving cadastral plans submitted by land surveyors for and on behalf of lessees” . This backlog means that even if your plan is technically correct, it may sit in the queue for extended periods.

Why This Affects You

A backlog at PVLMD can delay the approval of your cadastral plan, which in turn delays the issuance of your site plan barcode and the overall registration process. This is not a rejection per se, but it can feel like one when your application stalls.

How to Protect Yourself

• Submit your plan as early as possible in the registration process

• Follow up regularly with the PVLMD to check on the status of your plan

• Work with a surveyor who has relationships with PVLMD staff

• Be prepared for potential delays and factor them into your timeline

Complete Checklist for a Valid Survey Plan

Before submitting your survey plan to the Lands Commission, verify that all of the following are in place:

Steps to Take If Your Plan Is Rejected

If your survey plan is rejected, do not panic. Follow these steps:

Step 1: Obtain the Rejection Notice

Request a written explanation of why the plan was rejected. The Lands Commission should provide specific reasons.

Step 2: Identify the Specific Issue

Determine whether the issue is with:

• The surveyor’s license or credentials

• Missing barcode or signatures

• Non-conformance with planning scheme

• Stamp duty issues

• Other technical requirements

Step 3: Engage Your Surveyor

Share the rejection notice with your surveyor. If the issue is with the surveyor’s work, they should correct it at no additional cost.

Step 4: Correct and Resubmit

Once the issues are addressed, resubmit the corrected plan. Ensure all documentation is complete before resubmission.

Step 5: Consider Changing Surveyors

If your surveyor cannot or will not correct the issues, engage a different licensed surveyor to prepare a new plan. The cost of a new plan is far less than the cost of losing your land due to invalid documentation.

Summary Table: Common Rejection Reasons and Solutions

Frequently Asked Questions (FAQs)

1. How do I verify that my surveyor is licensed?
You can check with the Survey and Mapping Division of the Lands Commission. Licensed surveyors have registration numbers that can be verified. Ask your surveyor to provide their license information and confirm it with the SMD.

2. What is a barcode on a site plan and why is it important?
A barcode is an official code issued by the Survey and Mapping Division that confirms the plan has been approved and registered in their system. Without it, the Lands Commission will not accept your plan for registration.

3. How long does it take to get a site plan approved by the SMD?
Approval times vary. The study cited a “backlog of concurrence at PVLMD” that can cause delays . Submit your plan as early as possible and follow up regularly.

4. Can I use a site plan prepared by the seller?
You can, but you must verify that it was prepared by a licensed surveyor and approved by the SMD. It is safer to engage your own licensed surveyor to prepare a new plan.

5. What is LI 1444 and why does it matter?
LI 1444 is the Survey (Supervision and Approval of Plans) Regulations, 1988. It requires that site plans be submitted to the Survey and Mapping Division for supervision and approval before they can be attached to instruments for registration .

6. Why would a plan be rejected for conflicting with a planning scheme?
If your plan does not align with the approved planning scheme for the area, the PVLMD may deny concurrence. This can happen even if the physical features of the land suggest a different layout .

7. How much does it cost to get a site plan approved?
Costs vary depending on the surveyor and the size of the property. Budget for surveyor fees (GHS 2,000-5,000), SMD approval fees, and stamp duty (0.25%-1% of property value).

8. What should I do if my surveyor disappears after preparing my plan?
Engage a different licensed surveyor. You will likely need to prepare a new plan, as the original may not be approved without the original surveyor’s cooperation.

9. Can the Lands Commission prepare a site plan for me?
Yes. In the McDan v. De Souza case, the Lands Commission testified that a site plan was prepared by the Commission itself . However, most applicants work with private licensed surveyors.

10. What is the 30-day registration target and how does it affect survey plans?
The government has set a target of 30-day turnaround for land title registration. However, if your survey plan is rejected, this timeline resets. Ensuring your plan is correct the first time is the fastest path to registration.

Conclusion: Prevention Is Better Than Rejection

A rejected survey plan is more than an inconvenience—it is a delay that can cost you time, money, and peace of mind. In some cases, it can even jeopardize your entire land transaction if the seller takes advantage of the delay to sell to another buyer.

The Eastern Regional Director of Lands Commission has advised that “people interested in acquiring lands should research and thoroughly investigate to find the actual owners of land before making payment” . This same principle applies to survey plans: thoroughly investigate your surveyor, your plan, and the approval process before you submit.

The most common reasons for rejection are avoidable:

• Engage a licensed surveyor

• Ensure the plan is submitted to the SMD for approval

• Verify that the plan has a barcode and all required signatures

• Confirm that the plan aligns with the approved planning scheme

• Pay stamp duty correctly and on time

The cost of prevention is far less than the cost of rejection. Invest the time and money upfront to get your survey plan right. Your future self—and your land title—will thank you.

Frequently Asked Questions (FAQs)

1. How do I verify that my surveyor is licensed?
Check with the Survey and Mapping Division of the Lands Commission. Licensed surveyors have registration numbers that can be verified.

2. What is a barcode on a site plan and why is it important?
A barcode is an official code issued by the Survey and Mapping Division confirming the plan has been approved. Without it, the Lands Commission will not accept your plan.

3. How long does it take to get a site plan approved by the SMD?
Approval times vary. Submit your plan as early as possible and follow up regularly.

4. Can I use a site plan prepared by the seller?
You can, but verify it was prepared by a licensed surveyor and approved by the SMD. It is safer to engage your own licensed surveyor.

5. What is LI 1444 and why does it matter?
LI 1444 requires that site plans be submitted to the Survey and Mapping Division for supervision and approval before they can be attached to instruments for registration .

6. Why would a plan be rejected for conflicting with a planning scheme?
If your plan does not align with the approved planning scheme for the area, the PVLMD may deny concurrence .

7. How much does it cost to get a site plan approved?
Budget for surveyor fees (GHS 2,000-5,000), SMD approval fees, and stamp duty (0.25%-1% of property value).

8. What should I do if my surveyor disappears after preparing my plan?
Engage a different licensed surveyor. You will likely need to prepare a new plan.

9. Can the Lands Commission prepare a site plan for me?
Yes, but most applicants work with private licensed surveyors.

10. What is the 30-day registration target?
The government target for land title registration. If your survey plan is rejected, this timeline resets

Source: Accra Street Journal 

Last Updated on April 11, 2026 by Samuel Kwame Boadu

Samuel Kwame Boadu

Samuel Kwame Boadu is a Ghanaian media entrepreneur and storyteller with a passion for amplifying urban voices and uncovering everyday truths. He is the Editor-in-Chief and Founder of Accra Street Journal, a dynamic digital platform dedicated to capturing the pulse of Ghana’s capital—its people, culture, challenges, business, sports and innovations.

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