Property title search in New Zealand

• What a property title search is
• Information included in a Record of Title
• How to do a property title search
• The importance of working with a lawyer
• What to look out for in a title search
• Property title search vs LIM report
• Title search FAQs 

A property title search is a check of the official ownership record for a piece of land or dwelling. In New Zealand, property titles are maintained by Toitū Te Whenua -  Land Information New Zealand (LINZ). 

A title search shows:

• Who legally owns the property
• The legal description and title type
• Rights that others may have over the land
• Any registered mortgages, covenants, or easements

You can order one yourself through LINZ, but it is important to have your lawyer review it for you. More on this to come. 

When you order a Record of Title, you can choose between:

• Current Record of Title -  the most common
• Historic Record of Title -  shows past interests
• Guaranteed Search -  shows pending interests not yet registered

Ownership details

The current legal owner(s), plus references to past ownership changes. 

Legal description

Lot number, Deposited Plan (DP) reference, land area, and the certificate of title ID. 

Title type

This affects what you own and what rights you have. The title can be Freehold, Cross Lease, Unit Title, or Leasehold.

Easements

Legal rights others may have over your land. These stay with the land even if ownership changes. Easements may include:

• shared driveways
• access for drainage or utilities
• rights of way

Covenants and consent notices

Restrictions on how the land can be used or developed, such as:

• design rules in new subdivisions
• height limits
• fencing or landscaping requirements
• geotechnical or stormwater conditions

Encumbrances

Legal obligations or agreements registered against the title, including:

• mortgages
• leases
• land covenants
• caveats (indicating someone else has a legal interest)

Boundary and plan details

A title search links to the official survey plan, which may differ from the location of fences on the ground.

Most buyers will have their solicitor or conveyancer order and review title documents as part of the purchase process. However, if you’re handling it yourself, ordering a Record of Title is quick and straightforward.

You can order a property’s Record of Title online through the LINZ Land Record Search service.

Steps:

• Visit the LINZ title search platform
• Enter the property’s address, legal description, or title reference
• Select the document(s) you need:
  • Current Record of Title
  • Title Plan / Survey Plan
  • Historic Record of Title (if you want ownership or interest history)
• Pay online (credit/debit card)
• Download the PDF instantly

Costs:

Each document is approximately $8

Ordering all three typically totals around $24

Prices may vary over time, but these figures are standard at present.

While anyone can order a Record of Title, understanding it is another story. Titles are full of legal terms, abbreviations, and historical references. Miss one detail and you could end up with costly surprises later. That’s why most buyers get their lawyer to review the title as part of due diligence.

A lawyer or conveyancer can:

• translate legal language into plain English
• spot risks or inconsistencies that aren’t obvious at first glance
• check the title against the LIM, Sale and Purchase Agreement, and council records
• flag issues that could affect renovations, insurance, lending, or resale

A quick professional review now can save you far more stress (and money) down the track.

As mentioned, a lawyer should always review title documents for you, but if you’re scanning the Record of Title yourself, keep an eye out for anything that could affect access, development, or your enjoyment of the property. Common red flags include:

• Shared driveways with unclear responsibility. You may be required to maintain or repair accessways with neighbours.
• Easements allowing others onto the land. Utility providers or neighbours may have rights to cross your property to access services.
• Covenants restricting building or alterations. These may limit fencing, extensions, materials, height, or design choices.
• Consent notices tied to geotechnical or stormwater conditions. Often seen in new subdivisions and hillside areas, with ongoing compliance requirements.
• Cross lease flats plans that don’t match the dwelling footprint. A major issue when unconsented alterations have been made.
• Unusual encumbrances. Agreements or instruments that restrict future use or ownership rights.
• Mortgages or financial interests still registered. These must be discharged at settlement.

If anything looks unfamiliar or raises questions, check it with your lawyer - small details on a title can carry big implications.

They’re often ordered together, but they cover different things.

A property title (Report of Title) shows:

• legal ownership
• rights, obligations, and restrictions
• mortgages, easements, covenants
• legal boundaries and title type

A LIM report shows:

• council-held building consents
• code compliance
• zoning
• hazards (flooding, erosion, contamination)
• drainage plans
• other council records

In short:

Property title = legal rights

LIM = council records

Both of these, plus a number of other key documents, are needed for full due diligence.