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

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.