Lands Commission Land Dispute Form (Ghana)
Lands Commission Land Dispute Form
LAND DISPUTE COMPLAINT FORM
Submitted to the Lands Commission pursuant to Section 21 of the Lands Commission Act 2008 (Act 767) and the Alternative Dispute Resolution Act 2010 (Act 798).
Date of Submission: [Submission Date]
1. Complainant Details
Full Name / Company Name: [Complainant Name]
Address: [Complainant Address]
Ghana Card No. (NIA): [Complainant Ghana Card] | GRA TIN: [Complainant TIN]
Tel: [Complainant Phone] | Email: [Complainant Email]
2. Respondent Details
Full Name / Company Name: [Respondent Name]
Last Known Address: [Respondent Address]
Tel: [Respondent Phone]
3. Description of the Disputed Land
Description: [Land Description]
Plot Number: [Plot Number] | Administrative Region: [Region]
Site Plan Number (Complainant): [Site Plan Number]
Complainant's Title Reference: [Title Reference]
4. Nature of the Dispute and Relief Sought
Nature of the dispute: [Dispute Nature]
Description of the dispute: [Dispute Description]
Relief sought from the Lands Commission: [Relief Sought]
5. Supporting Documents
The complainant confirms that the following documents are attached to this form (tick as applicable):
- Copy of title instrument (indenture, conveyance, lease, or Land Title Certificate)
- Site plan from the Lands Commission Survey and Mapping Division or licensed GhIS surveyor
- GRA stamp duty receipt(s) confirming duty paid under the Stamp Duty Act 2005 (Act 689)
- Photographs of the disputed area showing encroachment, construction, or boundary markers
- Previous correspondence with the respondent
- Other supporting documents (specify overleaf)
6. Declaration
I/We, [Complainant Name], do solemnly declare that the information contained in this form is true and correct to the best of my/our knowledge and belief. I/We understand that making a false declaration in connection with a Lands Commission land dispute complaint may constitute an offence under the laws of Ghana.
I/We consent to the Lands Commission contacting the respondent, conducting a site visit, and facilitating mediation in accordance with Section 21 of the Lands Commission Act 2008 (Act 767) and the Alternative Dispute Resolution Act 2010 (Act 798).
Signature
Signed and declared on [Submission Date] before a Commissioner for Oaths / Notary Public.
Complainant
________________
Signature
What Is a Lands Commission Land Dispute Form (Ghana)?
A Lands Commission Land Dispute Form in Ghana organises the details a party must supply for the purpose it serves.
The Lands Commission was established and its mandate defined by the Lands Commission Act 2008 (Act 767), which merged the former Lands Commission, Land Title Registry, Survey Department, and Land Valuation Board into a single institution with four divisions: the Land Administration Division, the Land Registration Division, the Survey and Mapping Division, and the Land Valuation Division. The Lands Commission operates from its national headquarters in Cantonment, Accra, and maintains regional offices in all sixteen administrative regions of Ghana.
Section 21 of the Lands Commission Act 2008 (Act 767) empowers the Lands Commission to investigate any matter relating to a claim for compensation in respect of state land, to advise the government on the management of land, and to assist in resolving disputes between parties claiming interests in the same parcel of land. The Lands Commission's Alternative Dispute Resolution (ADR) Unit, operating in partnership with the Alternative Dispute Resolution Act 2010 (Act 798) framework, provides mediation and conciliation services to land disputants as a faster and cheaper alternative to court litigation.
Land disputes are among the most common and economically significant categories of civil litigation in Ghana. The causes of land disputes in Ghana include: double grants of the same parcel by stool authorities or family heads; discrepancies between site plan boundaries and physical occupation; inheritance disputes among family members over family land governed by the Intestate Succession Act 1985 (PNDCL 111); encroachment by developers on adjacent plots; disputes between customary freeholders and leasehold developers over the extent of land grants; and fraudulent conveyances or double sales of the same land.
The High Court (Land Division) in Accra and the regional High Courts have jurisdiction under the Courts Act 1993 (Act 459) to hear and determine land title disputes. The Land Court, formerly a specialised division of the High Court in Greater Accra Region, deals exclusively with land cases in that region. The Circuit Courts also have jurisdiction over some land disputes where the value of the land falls within the monetary jurisdiction of the Circuit Court.
The Ghana Arbitration Centre, established under the Alternative Dispute Resolution Act 2010 (Act 798), offers arbitration services for land disputes where the parties agree in writing to submit their dispute to binding arbitration. Arbitration at the Ghana Arbitration Centre is often faster than court proceedings and the award is enforceable as a judgment of the High Court.
The Land Act 2020 (Act 1036) introduced new provisions requiring parties to attempt alternative dispute resolution before commencing court proceedings in certain land dispute categories, reflecting the government's commitment to reducing the backlog of land cases in the court system. The Lands Commission ADR Unit processes complaints, conducts site visits with officers from the Survey and Mapping Division to verify physical boundaries, and supports mediation sessions between the disputing parties.
When Do You Need a Lands Commission Land Dispute Form (Ghana)?
A Lands Commission Land Dispute Form in Ghana is needed whenever a person or entity believes that another party is wrongfully occupying, encroaching upon, claiming, or dealing with land to which the complainant has a valid interest under Ghanaian law.
A Lands Commission Land Dispute Form is required when a landowner discovers that a neighbour or developer has erected structures that encroach onto their plot as defined by the site plan registered at the Lands Commission Survey and Mapping Division. The complainant should file the form to trigger the Lands Commission's survey verification process and attempt mediated resolution before initiating High Court (Land Division) proceedings.
A Lands Commission Land Dispute Form is needed when two parties each hold documents purporting to grant them rights to the same parcel of land — a situation known as double allocation, which arises when a stool, skin, or family head makes conflicting grants to different persons. Filing the dispute form enables the Lands Commission Land Registration Division to investigate the conflicting entries in the Land Title Register or deeds registry.
A Lands Commission Land Dispute Form is required when siblings or other family members disagree over the division of family land following the death of the family head, and the dispute threatens to lead to physical confrontation or self-help measures such as the demolition of boundary walls. Filing the form initiates a structured mediation process under the Lands Commission Act 2008 (Act 767) and the Alternative Dispute Resolution Act 2010 (Act 798).
A Lands Commission Land Dispute Form is needed when a developer begins construction on land that the complainant claims was granted to them by a stool or family authority, and the developer's title documents appear to conflict with the complainant's indenture or site plan. The Lands Commission's Survey and Mapping Division can conduct a physical demarcation to determine the accurate boundaries.
A Lands Commission Land Dispute Form is required when a party wishes to challenge the first registration application of another person at the Lands Commission under Section 110 of the Land Act 2020 (Act 1036) on the grounds that the applicant does not have valid title to the land being registered.
Parties should file a Lands Commission Land Dispute Form at the regional Lands Commission office for the region in which the land is situate, accompanied by all available title documents, site plans, and photographic evidence of the dispute. The Lands Commission will acknowledge receipt and assign the matter to its ADR Unit for initial investigation.
What to Include in Your Lands Commission Land Dispute Form (Ghana)
A Lands Commission Land Dispute Form submitted under Section 21 of the Lands Commission Act 2008 (Act 767) that is complete and ready for processing must contain the following essential elements.
Complainant Details: Full legal name, residential or business address, Ghana Card number (GHA-XXXXXXXXX-X) issued by the National Identification Authority (NIA), GRA TIN, and telephone and email contacts of the person or entity filing the dispute. Where the complainant is a company under the Companies Act 2019 (Act 992), the ORC registration number must be stated.
Respondent Details: Full name and last known address of the person or entity against whom the complaint is made — the party who the complainant alleges is wrongfully claiming, occupying, or encroaching on the disputed land.
Description of the Disputed Land: Plot number, site plan number, block reference, locality, town, and administrative region of the disputed land. The total area of the disputed land should be stated and, where possible, referenced to a registered site plan from the Lands Commission Survey and Mapping Division or a licensed surveyor registered with the Ghana Institution of Surveyors (GhIS).
Nature of the Dispute: A clear and concise statement of the nature of the dispute — for example, boundary encroachment, double allocation, disputed inheritance, unlawful occupation, or conflicting site plans. The complainant should identify the specific legal basis for their claim, citing the relevant instrument (indenture, Land Title Certificate, court order) and its Lands Commission registration reference.
Relief Sought: What the complainant is asking the Lands Commission to do — for example, conduct a boundary demarcation survey, investigate conflicting title documents, support mediation between the parties, or refer the matter to the High Court (Land Division) for adjudication.
Supporting Documents: The complainant must attach copies of all relevant title documents, including the indenture or conveyance, site plan, Land Title Certificate, GRA stamp duty receipts, any correspondence with the respondent, and photographic evidence of the encroachment or occupation dispute.
Declaration: A signed declaration that the information in the form is true and correct to the best of the complainant's knowledge and belief, executed before a commissioner for oaths or notary public.
Forms-legal.com provides this Lands Commission Land Dispute Form as a starting point for parties seeking to resolve land disputes in Ghana. Given the legal and financial significance of land disputes, parties should engage a solicitor enrolled with the Ghana Bar Association to review their title documents and advise on the strength of their claim before filing with the Lands Commission.
Additional compliance elements for a Lands Commission Land Dispute Form (Ghana) used in Ghana include: Under Ghanaian law, the Constitution of the Republic of Ghana 1992 is the supreme law. The Courts Act 1993 (Act 459) governs court procedures. The Ghana Revenue Authority (GRA) administers tax under the Income Tax Act 2015 (Act 896). The High Court of Ghana has unlimited original jurisdiction under Article 140 of the Constitution. The Data Protection Act 2012 (Act 843) and the Data Protection Commission govern personal data processing. Forms-legal.com provides this template as a starting point for Ghana-compliant documentation.
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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). Lands Commission Land Dispute Form (Ghana) (Ghana) [Legal document template]. Forms Legal. https://forms-legal.com/ghana/government/court-forms/lands-commission-dispute-form-ghana
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The Lands Commission under Section 21 of the Lands Commission Act 2008 (Act 767) can receive and investigate disputes relating to: (i) boundary encroachments between neighbouring plot owners, including disputes over the accuracy of site plans prepared by the Lands Commission Survey and Mapping Division or licensed surveyors registered with the Ghana Institution of Surveyors (GhIS); (ii) double allocation of the same parcel by a stool, skin, or family authority to two or more different persons; (iii) competing title claims arising from conflicting entries in the Land Title Register or the deeds registry maintained by the Lands Commission Land Registration Division; (iv) disputes over the extent of land grants made by stools, skins, or families — particularly where a customary freeholder and a leasehold developer claim overlapping areas; (v) inheritance disputes among family members over family land; and (vi) complaints about unlawful occupation or encroachment by developers or squatters. The Lands Commission may refer complex disputes to the High Court (Land Division) if they cannot be resolved by mediation.
The Lands Commission resolves land disputes in Ghana through a multi-stage process under Section 21 of the Lands Commission Act 2008 (Act 767) and the Alternative Dispute Resolution Act 2010 (Act 798). First, the complainant files a Land Dispute Form at the relevant regional Lands Commission office with all supporting documents. The Lands Commission ADR Unit reviews the complaint, notifies the respondent, and invites both parties to an initial meeting. The Survey and Mapping Division may conduct a physical demarcation survey of the disputed boundaries using GPS equipment and the official survey sheets to establish the accurate boundary positions on the ground. The ADR Unit then convenes mediation sessions with a trained mediator enabling negotiations between the parties. If the parties reach agreement, the settlement is recorded in a written mediation agreement that is enforceable as a contract. If mediation fails, the Lands Commission may refer the parties to the High Court (Land Division) or the Ghana Arbitration Centre under Act 798 for binding adjudication.
The time taken by the Lands Commission to resolve a land dispute in Ghana under Section 21 of the Lands Commission Act 2008 (Act 767) varies significantly depending on the complexity of the dispute, the availability of survey records, the cooperation of the parties, and the workload of the relevant regional office. Simple boundary encroachment disputes where both parties have clear documentation may be resolved within three to six months through the Lands Commission ADR Unit's mediation process. Complex disputes involving double allocation, competing Land Title Register entries, or inheritance disputes among multiple family members may take twelve months or more before the Lands Commission refers the matter to court. The Land Act 2020 (Act 1036) and the government's Land Administration Project (LAP) have sought to improve processing times through digitisation of land records and strengthening of the Lands Commission's ADR capacity. Parties should engage a solicitor enrolled with the Ghana Bar Association to monitor the progress of their complaint.
Double allocation of land in Ghana occurs when a stool, skin, family head, or private landowner grants the same parcel of land — or overlapping portions of it — to two or more different persons at different times, resulting in competing title claims over the same area. Double allocation is one of the most common and contentious categories of land disputes in Ghana, affecting both residential and commercial properties in Accra, Kumasi, Takoradi, and other urban areas. The resolution of double allocation disputes involves the Lands Commission Land Registration Division investigating the relevant entries in the Land Title Register and deeds registry, the Survey and Mapping Division conducting a physical boundary demarcation, and the ADR Unit enabling mediation between the competing claimants. Where mediation fails, the High Court (Land Division) has jurisdiction to determine which claimant has the better title under the Land Act 2020 (Act 1036) and the Land Title Registration Act 1986 (PNDCL 152). Priority is generally given to the claimant who first registered their title at the Lands Commission, provided registration was not obtained by fraud.
The outcome of Lands Commission mediation under Section 21 of the Lands Commission Act 2008 (Act 767) is a consensual settlement agreement, not a binding adjudicative decision. A party who is dissatisfied with the outcome of mediation — or where mediation fails to produce a settlement — may pursue the dispute before the High Court (Land Division) in Accra or the relevant regional High Court under the Courts Act 1993 (Act 459). The High Court has full jurisdiction to determine land title disputes and to order remedies including declarations of title, injunctions, and damages. Where the parties agreed to arbitration under the Alternative Dispute Resolution Act 2010 (Act 798) and the Ghana Arbitration Centre, the arbitration award is final and binding and may only be challenged on very limited grounds (procedural irregularity or public policy) before the High Court. A High Court judgment in a land dispute may be appealed to the Court of Appeal and, on questions of law, to the Supreme Court of Ghana under Article 131 of the Constitution of Ghana 1992.
To support a land dispute complaint at the Lands Commission under Section 21 of the Lands Commission Act 2008 (Act 767), a complainant should submit as much of the following evidence as is available: (i) the original or certified copy of the title instrument — indenture, conveyance, or lease — showing the complainant's interest in the disputed land, stamped at the Ghana Revenue Authority (GRA) under the Stamp Duty Act 2005 (Act 689); (ii) the site plan from the Lands Commission Survey and Mapping Division or a licensed surveyor registered with the Ghana Institution of Surveyors (GhIS), showing the plot boundaries and dimensions; (iii) the Land Title Certificate from the Lands Commission Land Registration Division, if the complainant's title is registered under the Land Title Registration Act 1986 (PNDCL 152); (iv) photographs of the disputed area showing any encroachment, construction, or boundary markers; (v) written correspondence with the respondent, including demand letters or previous attempts to resolve the dispute; and (vi) witness statements from neighbours or community members who can attest to the complainant's long-standing occupation of the disputed area. The Lands Commission may also conduct its own survey to verify physical boundaries.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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