TL;DR: Before paying any significant money, run a Lands Commission search (GHS 400): it reveals the registered owner, plot dimensions/boundaries, and competing claims or encumbrances. Do it via your lawyer in person plus the online portal; proceed only on a clean report.

What does the search actually reveal?

Three things that decide everything: who is registered (match to the seller's ID), what exactly (dimensions, boundaries, site-plan alignment), and what's burdening it (competing claims, charges, stool/state interests, zoning flags). A clean report is the only green light that matters.

How do you run it step by step?

1. Your lawyer submits the indenture/site-plan copies + fee. 2. Registry officials trace the chain. 3. You receive the official search report. 4. Lawyer interprets: clean, curable (arrears/consent obtainable), or fatal (competing title, reservation). Parallel track: the online portal (onlineservices.lc.gov.gh) for initiation and progress tracking - especially valuable for diaspora buyers.

How do you read a bad report?

Competing registered interest = walk away. Unpaid ground rent = price it in and clear before completion. Missing concurrence = curable only if the true custodian cooperates - verify identity first. Vague boundaries = licensed re-survey before anything else.

Key takeaways

  • GHS 400 search vs total loss: the cheapest insurance in the transaction.
  • Only ~10% of buyers search - join the 10%.
  • Report interpretation needs your lawyer, not the agent.

Frequently asked questions

How long does a search take?
Days to weeks depending on region and records digitisation (GELIS expanding across 7+ regions). Start before price talks conclude.

Can I search from abroad?
Yes - portal plus lawyer. Never rely on screenshots from the seller.

Does a clean search guarantee safety?
It guarantees the registry position at search date. Register promptly after - delays reopen the window for competing filings.

Sources: Lands Commission online services; Africanvestor due-diligence guide 2026.

Buying land in Ghana? Sporafind maps verified diaspora lawyers, surveyors and REAC-registered agents - diligence before deposits.