Buying property in New Zealand is one of the biggest financial decisions you'll make. Yet many buyers make preventable mistakes with their title searches that cost them thousands. Here are the five most common errors—and how to avoid them.
Ready to order the official title?
A current Record of Title with diagram is the usual starting point for confirming ownership, legal description, registered interests and title diagram information.
Mistake #1: Skipping the Title Search
Some buyers assume the property is clean because they're buying through an agent or because the bank is lending. This is dangerous. Titles can have issues that affect your ownership rights, restrict what you can do, or reduce value.
The fix: Always order a title search before settlement. A Record of Title ($42.90) takes minutes and could save you $10,000+.
Mistake #2: Not Checking for Consent Notices
Many buyers only check the current owner and mortgage. They miss critical notices under the Resource Management Act or Building Act.
The fix: Ask specifically for consent notice checks. Or get a Guaranteed Search ($45.90) which includes comprehensive notice searches.
Mistake #3: Ignoring Easements
Easements—legal rights for others to use part of your property—can significantly impact value and use. A stormwater easement might prevent pool construction. A right of way might give neighbours access.
The fix: Review all easements listed on the title. Check the survey plan for visual clarity.
Mistake #4: Not Getting a Guaranteed Search
The $3.00 savings seems trivial—until something goes wrong. If there's an error that causes you financial loss, you're on your own.
The fix: For any purchase, a Guaranteed Search ($45.90) is worth every cent. The warranty coverage protects you.
Mistake #5: Not Getting a Historical Title Search
Buyers check the current title but don't look back at historical records. Previous owners might have dealings that weren't properly registered.
The fix: For properties over 10 years old, add a Historical Title Search ($42.90) to your due diligence.
How to Do It Right
Minimum due diligence: Record of Title ($42.90), Guaranteed Search ($45.90), Historical Title ($42.90), Survey Plan ($49.90). Or simplify with our Pre-Purchase Package ($189.90).
FAQ
How long does a title search take?
Standard: 24-48 hours. Express: same day.
Can I do a title search myself?
Yes, anyone can order one. You don't need a lawyer.
What if the title search finds problems?
You can negotiate with the seller, request fixes, or withdraw depending on your agreement.
