LAND DISPUTES IN GHANA
*Scale:* Over 60% of court cases in Ghana are land cases. Lands Commission says 80% of land in Ghana is unregistered.
*Root Causes:*
*1. Tenure System Confusion*
- 80% stool/skin/family owned
- 20% state owned
- No clear boundary between stool and family = chief and family head both selling
*2. No Central Database*
Until 2020, we had paper records. One person can get indenture from Gbawe, go and register different name at Kaneshie. System not linked.
*3. Urbanization Pressure*
Accra land value increased 1,000% in 10 years. So chiefs who sold land in 2005 for GH¢1,000 now claim sale was invalid and resell for GH¢80,000.
*4. Weak Enforcement*
Land Act 2020 (Act 1036) bans land guards, says jail 5-15 years. But police rarely enforce.
*Most Affected Areas (GA):*
Amasaman, Pokuase, Kwabenya, Katamanso, Oyarifa (your area!), East Legon Hills, Dodowa, Kasoa.
*Solutions Ghana Is Trying:*
- Land Act 2020, Act 1036 - All land sales must be in writing, witnessed by Lands Commission
- Customary Land Secretariats - 70+ offices in chief palaces to record sales
- Digitization - http://ghana.gov.gh land search now
*What to do if you want to buy land today:*
1. Search at Lands Commission
2. Search at District Assembly (is it road reserve?)
3. Do site inspection with 2 different elders from community
4. Get 3 signatures: Vendor, Chief/Queenmother, Family Head
5. Register within 1 month
Need sample indenture? Or cost breakdown for plot registration?