Common Land Scams in Ghana and How to Avoid Them (Accra Guide)

Sep 11, 2025

Common Land Scams in Ghana and How to Avoid Them (Accra Guide) Buying land in Accra is one of the best investments you can make. However, it is also one of the riskiest if you are not careful. Every year, hundreds of people lose their hard-earned money to fraudulent land sales. To protect yourself, it’s important to understand the most common scams, how they work, and practical steps you can take to avoid becoming a victim. 1. Double or Multiple Sales of the Same Land This is the most common scam in Accra. A dishonest seller may sell the same plot of land to multiple buyers. Each buyer receives an indenture, but only one person (usually the first to register a land title) will be legally recognized. 👉 How to avoid it: - Conduct a search at the Lands Commission before making payment. - Ask neighbors or chiefs around the land if it has been sold before. - Insist on registering the land immediately after purchase. 2. Fake Land Documents Fraudsters sometimes create forged indentures, site plans, or even fake land titles. These documents may look authentic but are worthless in court. 👉 How to avoid it: - Always verify documents directly at the Lands Commission. - Hire a lawyer or licensed surveyor to confirm the validity of the site plan. - Be suspicious of sellers who rush you or avoid verification. 3. Selling Land Without Proper Authority Some family members or caretakers sell land without the knowledge or approval of the actual family head, chief, or owner. Later, the rightful owner may come forward to challenge the sale. 👉 How to avoid it: - Meet the recognized family head or chief in person. - Ask for proof of their authority to sell (stool/family head signatures). - Make sure all principal members of the family consent to the sale. 4. Encroachment and Unapproved Sales Sometimes, land sold to you may already belong to the government (for roads, schools, or other public projects) or fall within restricted areas. This means you cannot develop it legally. 👉 How to avoid it: - Check zoning and planning regulations at the Town and Country Planning Department. - Verify with the Lands Commission if the land is earmarked for government projects. 5. Middlemen and 'Caretaker' Fraud Unscrupulous middlemen pose as landowners or caretakers and collect money from unsuspecting buyers. Later, the real owner may deny knowledge of the sale. 👉 How to avoid it: - Deal directly with the true landowner or their officially appointed lawyer. - Avoid making payments through third parties unless they provide legal authorization. - Always demand receipts and signed agreements. Practical Example (Accra Case) In East Legon Hills, a man bought a 2-acre plot from someone who claimed to be the family caretaker. He received indentures and even started developing the land. Months later, the rightful family head appeared and took the matter to court, stating the caretaker had no authority to sell. The buyer lost almost all his investment because the land was resold legally to another person who went ahead to register a land title. 👉 Lesson learned: Always confirm the seller’s authority and register your land title quickly after purchase. How to Protect Yourself from Land Scams in Accra - Always conduct a search at the Lands Commission. - Work with a trusted lawyer during every transaction. - Avoid paying cash — use traceable methods like bank transfers. - Demand receipts and contracts for every payment. - Register your land title immediately to secure ownership. Final Word Land scams in Ghana are real, but with the right precautions, you can avoid them. The safest way to buy land in Accra is to work with a trusted and registered real estate company. 📞 At My Time Estates, we provide litigation-free land, full documentation support, and professional guidance to make your land purchase safe and stress-free. Contact us today to secure your future with peace of mind.

Land Title vs. Deed: What Every Land Buyer Should Know

Sep 11, 2025

Land Title vs. Deed: What Every Land Buyer Should Know When buying land in Ghana, one of the most confusing issues is the difference between a land title and a land deed (indenture). Many buyers mistakenly think they are the same, but in reality, they offer different levels of protection and security. If you are considering buying land in Accra, Kumasi, Takoradi, or anywhere in Ghana, this guide explains the difference between a land title and a land deed — and why it matters for your investment. What is a Land Deed (Indenture)? A land deed, commonly called an indenture in Ghana, is a legal document prepared between a land seller and a buyer. - It records the transaction, including the boundaries, size, price, and parties involved. - It is usually signed by both parties and witnessed. - The deed can be registered at the Deeds Registry of the Lands Commission. Key Point: A deed shows that you have some form of claim to the land, but it does not guarantee ownership. Someone else may still have a stronger claim to the same land. What is a Land Title? A land title is a certificate of ownership issued by the Lands Commission after a process of verification and registration. - It legally confirms you as the rightful owner of the land. - It is recorded in the Land Title Registry (different from the Deeds Registry). - Once land is titled, it is difficult for anyone else to challenge your ownership. Key Point: A title is the highest form of proof of ownership. It provides much stronger legal protection than just holding a deed. Key Differences Between Land Title and Land Deed Feature Land Deed (Indenture) Land Title Definition Document recording the transaction between buyer & seller Certificate issued by Lands Commission proving ownership Registry Registered at Deeds Registry Registered at Land Title Registry Strength of Ownership Shows an interest/claim in land Confirms legal ownership Risk of Dispute High – multiple deeds can exist for same land Low – title is exclusive proof Security Limited Strong and enforceable Use in Transactions Can be used for resale but needs verification Strong collateral for loans, resale, or development Why a Land Title is Safer Than a Deed - Prevents double sales: Once a land is titled in your name, no one else can validly sell or register it. - Better legal protection: In case of disputes, the courts recognize land title as the highest proof of ownership. - Easier resale or transfer: Buyers, banks, and investors trust titled lands more than those with only a deed. - Collateral for loans: Banks and financial institutions accept titled lands as collateral for loans, but usually not deeds. Can You Upgrade a Deed to a Title? Yes. If you already have a deed, you can apply at the Lands Commission to convert it into a land title. The process involves: 1. Submitting your deed and site plan. 2. A site inspection and verification. 3. Publication of ownership in the national gazette (to invite objections). 4. Issuance of the land title certificate. This process may take time, but it gives you full ownership security. Practical Advice for Land Buyers in Ghana - Don’t stop at getting an indenture — go the extra mile to register for a title. - Always involve a lawyer and the Lands Commission in your transactions. - If the land you’re buying already has a title, it is a huge advantage. - Cheap, untitled lands may cost you more in court battles later. Real-Life Example of Land Dispute In Accra, it is common for the same piece of land to be sold to multiple buyers using different indentures. For instance, a family head may sell the same plot to three different people. Each buyer has a deed, but only one who registers for a land title will have recognized ownership under the law. The others may spend years in court trying to fight for their rights, often losing money and peace of mind. This example highlights why securing a land title is more important than relying on an indenture alone. Final Word While a land deed (indenture) shows that you’ve purchased land, only a land title gives you full ownership security in Ghana. If you’re buying land, always aim to secure a title to avoid disputes and protect your investment. 📞 Looking for litigation-free, titled lands in Accra and beyond? Contact My Time Estates today and let us guide you to a safe and secure land purchase.

10 Things to Check Before Buying Land in Accra

Sep 11, 2025

10 Things to Check Before Buying Land in Accra Buying land in Accra is a dream for many people, whether for building a family home or for investment. But without the right due diligence, you could lose your money to fraud, disputes, or poor land choices. To help you avoid costly mistakes, here are 10 important things to check before you buy land in Accra. Verify the Land Title at the Lands Commission The first and most important step is to check ownership at the Lands Commission. This ensures the seller has legal rights to sell the land. Always request an official search report before paying any money. Check for Litigation or Multiple Claims Land litigation is very common in Ghana. Some plots are sold to multiple buyers, leading to long court cases. Confirm that the land is free from disputes before you commit. Inspect the Site Physically Never rely only on documents and pictures. Visit the land in person to confirm its location, boundaries, and accessibility. A site visit also helps you spot potential challenges like poor roads or encroachment. Confirm Zoning and Land Use Regulations Different areas are zoned for residential, commercial, or industrial use. Before buying, confirm that the land is approved for the purpose you intend to use it for. Ensure Access to Utilities Check if the area has access to water, electricity, and roads. Even if the land is affordable, the cost of providing basic utilities can be very high if the area is undeveloped. Engage a Trusted Lawyer Real estate transactions should always be handled by a lawyer. Your lawyer will help you review documents, prepare contracts, and protect your interests. Meet the Local Chiefs or Family Heads (if Stool or Family Land) If you’re buying stool land or family land, meet the traditional authorities directly. Confirm that they are the rightful custodians of the land before finalizing the deal. Ask About Flood-Prone Areas Some areas in Accra experience severe flooding during heavy rains. Before buying, find out if the land is in a flood-prone area to avoid future problems. Compare Prices with Nearby Plots Don’t rush into buying without checking prices in the same area. Comparing will help you know if the land is fairly priced or suspiciously cheap. Get Everything Documented in Writing Every agreement — from payments to boundaries — must be documented. Verbal promises are risky. Always demand receipts, indentures, and proper contracts. Final Word Buying land in Accra can be smooth and rewarding if you take the right steps. Do your checks, involve professionals, and never rush the process. 📞 Looking to buy genuine, litigation-free land in Accra? Contact My Time Estates today and let us help you secure your dream property with peace of mind.