A certificate of title search is the single most important step in any New Zealand property transaction. Whether you're a first-home buyer, a seasoned investor, or a solicitor handling conveyancing, searching the certificate of title gives you the full picture of what's registered against a property — before you commit your money. This guide walks you through exactly what a certificate of title search reveals, how to get one, and what to look for.
What Is a Certificate of Title Search?
A certificate of title search (now officially called a Record of Title search) retrieves the official document that proves ownership of a property in New Zealand. The search returns the current registered proprietor, any encumbrances like mortgages or easements, and notations such as consent notices and covenants.
When you order a Record of Title with Diagram for .90 NZD, you receive the complete current title including the diagram page showing the property boundaries.
What Information Does a Certificate of Title Search Reveal?
Registered Proprietor (Owner)
The title shows who legally owns the property. This includes their full name(s) and the type of ownership — whether they hold the property as joint tenants or tenants in common. If you're buying, confirming the seller's name matches the title is a critical first step.
Legal Description
Every property has a legal description (e.g., "Lot 123 DP 45678" or "Section 1 SO 78901"). This identifies the exact parcel of land. The title reference number (like WN123/456) is the unique identifier for the title itself.
Encumbrances and Interests
This is where the critical information lives. Registered interests on a title can include:
- Mortgages — any registered mortgage over the property
- Easements — rights for others to use part of the land (e.g., right of way, drainage) — understand easements on property titles
- Covenants — restrictions on what you can do with the land — how to check for covenants
- Caveats — warnings that someone claims an interest in the property
- Leases — registered lease interests
Each encumbrance has an instrument number. You can order the full instrument document for .90 NZD to read the complete details of any registered interest.
Notations
Notations are regulatory notes on the title, including:
- Consent notices under section 221 of the Resource Management Act
- Building act notices (sections 71–74)
- Heritage orders or designations
These can significantly affect what you can build or do on the property.
Diagram
The diagram page shows a simplified boundary plan. For full survey detail, order the survey plan for .90 NZD.
How to Search a Certificate of Title in New Zealand
Step 1: Identify the Property
You need at least one of:
- The property address
- The title reference number
- The valuation reference
- The current owner's name
Step 2: Order Your Search
Through Certificate of Title NZ, you can order:
- Record of Title (Current with Diagram) — .90 NZD — the standard search most people need
- Historical Title Search — .90 NZD — see previous owners and past dealings
- Guaranteed Search — .90 NZD — official confirmation as at a specific date, required for settlement — when you need a Guaranteed Search
- Legal Owner Search — .90 NZD — find a title using the owner's name
- Pre-Purchase Package — .90 NZD — all essential searches bundled together
Step 3: Review the Results
When you receive your title, check carefully:
- Owner name matches the seller on the agreement
- Encumbrances — understand every easement, covenant, and mortgage
- Notations — check for any building or resource consent conditions
- Legal description — matches the property you're buying
Any red flags? Order the instrument documents (.90 NZD) to read the full details of any encumbrance that concerns you.
When You Absolutely Need a Certificate of Title Search
Before Buying Property
Never sign a sale and purchase agreement without checking the title first. Easements, covenants, and other encumbrances can restrict how you use the property, affect its value, or even make it unsuitable for your intended purpose. The Pre-Purchase Package at .90 NZD gives you the complete picture.
Before Bidding at Auction
Auction purchases are unconditional — you can't back out if you discover a problem with the title after the hammer falls. Read why you need a title search before auction day.
When Refinancing
Your bank will require a current title to process your mortgage. Get ahead of the process by ordering one yourself. See why banks need a current Record of Title for refinancing.
When a Neighbour Disputes a Boundary
The title diagram plus a survey plan will show exactly where boundaries lie. This is hard evidence in any boundary disagreement.
When Researching a Property
Whether you're considering an investment, checking on a neighbouring property, or simply curious — ownership records are public in New Zealand. You have every right to search any title. Find out who owns any property in NZ.
Certificate of Title Search vs Other Property Documents
People often confuse the certificate of title with other property documents. Here's the distinction:
- Record of Title — proves ownership and shows encumbrances. This is what you search.
- LIM Report — a council-issued report about planning, building, and compliance matters. Different information, different source. LIM Report vs Certificate of Title — what's the difference?
- Valuation — the council's rating valuation. Shows rateable value, not ownership or encumbrances.
- Survey Plan — detailed boundary information, but no ownership data. Often ordered alongside the title for .90 NZD.
Key Takeaways
- A certificate of title search reveals ownership, encumbrances, and notations — the essential facts about any property
- Ordering online is fast and straightforward: you receive the official document by email
- Always search the title before buying, bidding, or refinancing
- Check every encumbrance and notation carefully — these can affect your use of the property
- The Pre-Purchase Package (.90 NZD) bundles all key searches for comprehensive due diligence
Frequently Asked Questions
How much does a certificate of title search cost in NZ?
A current Record of Title with diagram costs .90 NZD. A Guaranteed Search is .90 NZD, and a full Pre-Purchase Package with all essential documents is .90 NZD. See our complete 2026 price guide for all search costs.
How long does a certificate of title search take?
When ordered through Certificate of Title NZ, you receive the official document by email — typically within minutes. There's no need to wait days or visit a government office.
What's the difference between a certificate of title and a Record of Title?
They're the same document. "Certificate of Title" was the old name; it became "Record of Title" under the Land Transfer Act 2017. Both terms are still widely used and refer to the same thing. Read our full explanation here.
