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Read the title.
Property titles give an accurate, up-to-date picture of legal ownership and reveal rights and restrictions that could affect your plans.
What's in a Record of Title?
Your lawyer will obtain and review the title from Land Information New Zealand (LINZ) as part of the conveyancing process.
Computer Freehold Register
Core Information
Confirms who legally owns the property. This should match who is selling. If there are multiple owners, all must sign.
Shows ownership basis: freehold, leasehold, unit title, or cross-lease. Affects what you can do with the property.
Precise identification: lot number, deposited plan number, and land area.
Registered Interests
Rights and restrictions that affect what you can do with the property:
Rights for others to use the land for a specific purpose. Common examples: rights of way (driveway access), utility easements for power, water or drainage.
Example: If there's a drainage easement across the back, you cannot build over it.
Rules that restrict or allow certain activities. Often imposed when land is subdivided to maintain standards.
Example: A covenant might prevent cutting certain trees or building above a certain height.
A notice that someone other than the owner claims an interest. The property usually cannot be sold until the caveat is removed.
Example: A family member who loaned money for the deposit might register a caveat.
If the property has a mortgage, this is recorded. The mortgage must be discharged on sale.
Example: The vendor's bank will need to release the mortgage at settlement.
Read our detailed guide on easements, covenants and caveats to understand how these registered interests may affect your property.
Why Professional Review Matters
While you can order a basic title search yourself, the registered instruments are legal documents that require expertise to interpret. A conveyancer or property lawyer ensures you understand the legal implications before you commit.
LIM Reports: Beyond the Title
A Land Information Memorandum (LIM) report from the local council provides information that isn't on the title but is important for property buyers.
Planning & Zoning
- Current zoning
- District plan rules
- Proposed zone changes
Building & Consents
- Building consents issued
- Code compliance certificates
- Outstanding building issues
Services & Rates
- Stormwater/sewage drainage
- Any rates owing
- Council service connections
Hazards & Heritage
- Flood or erosion risk
- Heritage protection
- Contaminated land status
LIM reports are obtained from the relevant council (Napier City Council or Hastings District Council in Hawke's Bay) and usually take 10 working days. Your lawyer can advise whether a LIM is necessary for your purchase.
What your lawyer will do.
Obtain the Record of Title
We obtain the title from LINZ along with all registered instruments - the documents that create easements, covenants, caveats and mortgages.
Retrieve All Registered Instruments
Each easement, covenant, and other interest has an underlying document that explains exactly what the restriction means. We obtain and review all of these.
Explain What Each Restriction Means
We translate the legal language into plain English and explain how each restriction affects your intended use of the property.
Identify Issues Needing Resolution
If there are any problems - caveats that need removing, unclear easements, or other issues - we identify these and work to resolve them before settlement.
Key Takeaways
The title confirms who owns the property and how it's owned.
Easements, covenants and caveats affect what you can do with the land.
Your lawyer will obtain and explain all registered instruments.
A LIM report provides additional council information not on the title.
Title issues should be resolved before settlement.
Related Guide
Buying your first home? Our step-by-step guide walks you through the entire purchase process, including what to look for in property titles.
Read the First Home Buyer's GuideRelated Reading
Understanding Easements, Caveats and Covenants
Easements, caveats and covenants affect what you can do with your property. Understand these common title restrictions before buying or selling.
Buying a cross lease property
Cross lease properties can be more affordable, but they come with unique ownership structures, restrictions, and potential pitfalls. Know what you are buying before you commit.