Step-by-Step: What to Do Immediately After Buying Land in Accra

Introduction: The Clock Starts Ticking

You have found the perfect plot in East Legon, Adenta, or Borteyman. The negotiation is complete. The payment has been made. The allocation paper is in your hand. You might be tempted to breathe a sigh of relief and start dreaming about architectural designs.

Do not.

The period immediately following your land purchase is the most critical phase in protecting your investment. In Accra’s competitive and sometimes contentious real estate market, what you do in the first 72 hours, the first week, and the first month can mean the difference between secure ownership and a decade of legal battles.

This step-by-step Accra Street Journal guide walks you through exactly what to do immediately after buying land in Accra. These actions are not optional—they are the foundation of legitimate land ownership in Ghana’s capital.

The First 24 Hours: Immediate Actions

Step 1: Take Physical Possession (Mark the Boundaries)

The first thing you should do—ideally on the same day as payment—is take physical possession of your land.

Actions to Take:

• Walk the entire perimeter with the seller and any witnesses

• Identify all boundary markers (pillars, trees, or other landmarks)

• Take photographs and videos of the land from multiple angles

• Record GPS coordinates of the four corners

• If possible, begin clearing or marking the boundaries immediately

Why This Matters:

In Ghanaian customary law and practice, physical possession strengthens your claim. An absentee owner who pays but never visits is far more vulnerable to encroachment than one who establishes visible presence.

Pro Tip: Hire a labourer the same day to begin clearing the boundaries or digging shallow trenches along the perimeter. Visible activity deters opportunistic encroachment.

Step 2: Erect Temporary Markers

Even without a permanent fence, you can establish visible boundary markers.

Immediate Actions:

• Place large stones or concrete blocks at corners

• Tie red or white plastic ribbons to trees or stakes along boundaries

• Paint the boundary trees or pillars with visible paint

• Take date-stamped photographs of these markers

Cost: GHS 200-500 for basic markers and labour.

Step 3: File a Caution at the Lands Commission

This is the single most important action you can take in the first 24-48 hours. A caution is a formal notice to the Lands Commission that you have an interest in the property and that no further dealings should be registered without your knowledge.

How to File a Caution:

1. Prepare a formal letter addressed to the Regional Lands Commission

2. Include your details, the seller’s details, and the property description

3. Attach a copy of your site plan and sale agreement

4. Pay the caution fee (approximately GHS 500-1,000)

5. Obtain an official acknowledgment with a stamp and date

Cost: GHS 500 – 1,000

Why This Matters:

Filing a caution prevents the seller from fraudulently selling the same land to another buyer while you are going through the registration process. It puts the Lands Commission on notice that any further transactions involving that property should be scrutinised.

Note: A caution is not permanent. It typically lasts 6-12 months, which gives you sufficient time to complete the registration process.

The First Week: Establishing Legal Foundation

Step 4: Engage a Licensed Surveyor

Even if the seller provided a site plan, you need an independent survey conducted for registration purposes.

What to Look for in a Surveyor:

• Licensed by the Survey and Mapping Division of the Lands Commission

• Familiar with the specific area where you purchased land

• Able to provide references from past clients

The Surveyor’s Tasks:

• Conduct an independent survey of the property

• Prepare or verify the site plan

• Obtain a barcode from the Survey and Mapping Division

• Identify any boundary discrepancies with neighbouring properties

Cost: GHS 2,000 – 5,000 depending on property size and location

Timeline: 1-2 weeks

Step 5: Engage a Licensed Solicitor

You need a lawyer who specialises in land transactions. This is not optional—in Ghana, licensed legal practitioners must endorse all land documents for registration.

What to Look for in a Land Lawyer:

• Specialises in property/conveyancing law

• Has experience with the specific Lands Commission office (Accra has unique procedures)

• Can provide references from past clients

The Lawyer’s Tasks:

• Review all sale documents for legal sufficiency

• Conduct a search at the Lands Commission (or verify the seller’s search)

• Prepare the stamped indenture or transfer document

• Guide you through the registration process

• Handle correspondence with the Lands Commission

Cost: GHS 3,000 – 8,000 (depending on complexity)

Step 6: Conduct (or Verify) a Search at the Lands Commission

If you did not conduct a search before purchase, do it now. If the seller provided a search report, have your lawyer verify its authenticity.

What the Search Reveals:

• Whether the land has been previously registered

• Any existing caveats or cautions on the property

• The legitimate registered owner

• Any encumbrances or litigation affecting the land

Cost: GHS 500 – 1,500

Timeline: 1-2 weeks

Red Flags to Watch For:

• The land is registered to someone else

• There are multiple caveats from different claimants

• The property is subject to ongoing litigation

If any of these appear, stop all further payments and instruct your lawyer immediately.

Step 7: Inform Neighbouring Property Owners

Introduce yourself to the owners of adjacent properties. This seemingly social step has important legal implications.

What to Do:

• Visit each neighbouring property owner

• Introduce yourself as the new owner of the adjacent plot

• Share your contact information

• Walk the common boundaries together

• Ask if they have any knowledge of boundary disputes or claims

Why This Matters:

Neighbouring owners are often the first to know if someone else is claiming your land. Building good relationships early can prevent boundary disputes and provide valuable witnesses if conflicts arise later.

The First Month: Securing Your Interest

Step 8: Pay Stamp Duty

Stamp duty is a mandatory tax on land transactions. The assessment is done by the Land Valuation Division of the Lands Commission.

How to Pay Stamp Duty:

1. Submit your sale agreement to the Land Valuation Division

2. The division will assess the property’s value and calculate duty

3. Pay the assessed amount at designated banks

4. Obtain the stamped document

Stamp Duty Rate: 0.25% – 1% of property value

Deadline: Within one year of the sale to use the purchase price as value basis. After one year, the Land Valuation Board will conduct a new assessment .

Step 9: Obtain Site Plan Barcode

Your site plan must have a unique barcode from the Survey and Mapping Division to be accepted for registration.

Process:

• Submit your surveyor-prepared site plan to the Survey and Mapping Division

• Pay the required fees

• The division affixes a barcode to the plan

• The Director, Survey and Mapping Division signs the plan

Cost: Included in surveyor fees

Step 10: Prepare the Indenture or Transfer Document

Your lawyer will prepare the formal legal document transferring ownership from the seller to you.

Essential Elements of the Indenture:

• Names and details of parties (buyer and seller)

• Description of the property (including the site plan)

• Purchase price and evidence of payment

• Execution by all parties

• Witnessed by licensed legal practitioner

Step 11: Lodge Documents at the Lands Commission

Submit your complete application package to the Client Service and Access Unit (CSAU).

Required Documents Checklist:

For Stool/Family Lands (Additional):

Cost: Registration fees: GHS 1,148 – 1,178 per acre

The First Three Months: Physical Protection

Step 12: Construct a Perimeter Fence

While waiting for your Land Certificate, you should physically secure the property.

Fencing Options:

Minimum Recommendation: At minimum, install corner pillars and run barbed wire between them. This establishes visible boundaries at low cost.

Cost for Standard Plot (approx. 100ft x 70ft): GHS 8,000 – 25,000

Step 13: Install a “Private Property” Sign

A simple sign with your contact information and a notice that the land is privately owned can deter encroachment.

What the Sign Should Include:

• “Private Property – No Trespassing”

• Your name and contact number

• “Registered at Lands Commission – Caution Filed”

Cost: GHS 100 – 300

Step 14: Pay Ground Rent (If Applicable)

For lands under customary tenure (stool, family, or clan lands), you must pay annual ground rent.

How to Pay Ground Rent:

• Identify the rightful customary authority

• Obtain official receipt for each payment

• Keep payment records indefinitely

Rate: Approximately GHS 0.01 per square foot

Consequences of Non-Payment: Non-payment constitutes breach of lease and can lead to forfeiture of your interest .

Months 4-12: Completing Registration

Step 15: Follow Up with Lands Commission

Do not assume the Lands Commission will contact you. Regular follow-up is essential.

Follow-Up Strategy:

• Call the Client Service Unit every 2-3 weeks

• Visit in person monthly

• Keep a log of who you spoke to and when

• Escalate politely if processing exceeds quoted timelines

Step 16: Respond to Any Queries

The Lands Commission may raise queries about your application. Respond promptly.

Common Queries:

• Incomplete documentation

• Boundary discrepancies

• Conflicting search results

• Missing signatures or stamps

Pro Tip: Have your lawyer handle all correspondence with the Lands Commission. Their familiarity with the process can resolve queries faster.

Step 17: Pay Final Fees

Before your Land Certificate is issued, you will receive a demand for final fees.

Fee Components:

• Registration fees

• Certificate issuance fee

• Publication fees (if applicable)

Step 18: Receive Your Land Certificate

After all fees are paid and due diligence is complete, the Land Registrar will issue your Land Certificate.

What to Check on Your Certificate:

• Your name is spelled correctly

• The property description matches your site plan

• The certificate is signed and sealed by the Land Registrar

• For joint owners, the ownership type is clearly stated (joint tenants or tenants in common)

For Married Couples: If you are married, both spouses’ names should appear on the certificate if the property was acquired during the marriage.

Summary Timeline: What to Do and When

Common Mistakes to Avoid

Mistake 1: Delaying Registration

Every day you delay registration is a day someone else could claim your land. File your caution immediately and begin the registration process without delay.

Mistake 2: Relying Only on the Seller’s Documents

The seller’s allocation paper and site plan are not ownership documents. You must conduct your own independent search and registration.

Mistake 3: Using an Unlicensed Surveyor or Lawyer

Only licensed professionals can prepare documents acceptable to the Lands Commission. Unlicensed practitioners cannot sign or stamp the required forms.

Mistake 4: Not Taking Physical Possession

A buyer who pays but never visits the land is far more vulnerable to double sales and encroachment. Establish your presence immediately.

Mistake 5: Ignoring Ground Rent Payments

For customary lands, non-payment of ground rent can lead to forfeiture of your interest, even if you have a Land Certificate.

Mistake 6: Building Without a Permit

You cannot build on your land until you have obtained a development permit from the local assembly . Building without a permit invites fines and potential demolition orders .

Frequently Asked Questions (FAQs)

1. How soon after buying land should I file a caution?
Ideally within 24-48 hours of payment. The caution prevents the seller from selling the same land to another buyer while you complete registration .

2. Do I need a lawyer to buy land in Accra?
Yes. Licensed legal practitioners must endorse all land documents for registration. A lawyer also protects you from fraudulent transactions .

3. Can I build on my land immediately after purchase?
No. You must obtain a development permit from the local assembly before construction begins . Building without a permit invites fines and potential demolition .

4. How long does land registration take in Accra?
Currently 4-6 months for the Greater Accra Region, though the government is targeting 30-day processing .

5. What is a caution and how long does it last?
A caution is a formal notice to the Lands Commission that you have an interest in the property. It typically lasts 6-12 months, giving you time to complete registration .

6. How much does it cost to register land in Accra?
Budget approximately 5-8% of your property’s value, including stamp duty (0.25%-1%), registration fees (GHS 1,148-1,178 per acre), surveyor fees (GHS 2,000-5,000), and legal fees (GHS 3,000-8,000) .

7. What is the difference between a caution and a caveat?
Both serve similar purposes, but a caution is filed by an interested party (like a buyer), while a caveat is typically filed by a creditor or person with a legal claim .

8. Can I sell my land before receiving the Land Certificate?
It is possible but not advisable. Without a registered title, proving ownership to a buyer is difficult, and you may not receive full value .

9. What happens if I don’t pay ground rent?
Non-payment constitutes breach of your lease and can lead to forfeiture of your interest in the land .

10. Do I need a surveyor if the seller already provided a site plan?
Yes. You need an independent survey for registration purposes. The site plan must have a barcode from the Survey and Mapping Division, which your surveyor will obtain .

Conclusion: From Buyer to Owner

Buying land in Accra is not a single transaction—it is a process with distinct phases. The payment to the seller is merely the beginning. What you do immediately after that payment determines whether you become a secure owner or a vulnerable claimant.

The steps outlined here are not optional. Filing a caution, engaging licensed professionals, conducting independent searches, paying stamp duty, lodging documents, constructing a fence, and paying ground rent are the building blocks of legitimate land ownership in Ghana’s capital.

Yes, the process requires time and money. Yes, navigating the Lands Commission can be frustrating. But the alternative—unregistered land, vulnerable to double sales, encroachment, and legal disputes—is far more costly.

Take the steps. Do the work. And when your Land Certificate finally arrives, you will know that your investment is truly secure.

Source: Accra Street Journal

Last Updated on June 14, 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.

accrastreetjournal.com/