A current Record of Title tells you who owns a property today and what's registered against it right now. But sometimes, that's not enough. You need to see what happened before — who owned the land decades ago, what restrictions existed in the past, or how the title has changed over time. That's where a historical title search comes in.
This guide explains when you need a historical title search in New Zealand, what it reveals, how to order one, and how to interpret the results.
What Is a Historical Title Search?
A historical title search retrieves previous versions of a property title — records that have been superseded, cancelled, or replaced as the title changed over time. In New Zealand's land registration system, every change to a title creates a new version, and the old version is archived.
There are two main types of historical title:
Pre-Computer Titles (Before 2002)
These are the original paper-based Certificates of Title, also called "COTs." Before the land registration system was computerised, titles were physical documents held in district land registries. These titles often contain more detail than their digital replacements, including hand-drawn plans, detailed easement descriptions, and original covenant wording.
Computer-Generated Historical Titles (Post-2002)
When New Zealand moved to a computerised land registration system, some titles were replaced with new versions. The previous computer-generated versions are still available and can show changes in ownership, mortgage discharges, and variations to easements or covenants over time.
You can order historical titles through Certificate of Title NZ. A Historical Title costs $42.90 and provides a full copy of the superseded title document.
When You Need a Historical Title Search
Property Boundary Disputes
If you and your neighbour disagree about where the boundary lies, a historical title can show the original boundary descriptions, easement locations, and rights of way as they were first registered. This evidence can be crucial in resolving disputes — or escalating them to the proper authority.
Older titles sometimes include survey references and descriptions that have been simplified or lost in the transition to digital records. The Survey Plans at $49.90 complement historical titles by showing the original surveyed boundaries.
Investigating Old Easements and Covenants
Current titles often summarise easements with a brief reference like "Right of way over Lot 3 DP 12345." A historical title may contain the full text of the original easement instrument, including detailed terms, conditions, and maintenance obligations that the current title doesn't show.
This is especially important if you're in a dispute about an easement's scope. The original wording may grant more — or fewer — rights than you currently assume.
Tracing Ownership History
If you need to establish who owned a property at a specific point in time — for legal proceedings, insurance claims, or family trust matters — a historical title search provides the documented proof.
Due Diligence for Older Properties
Properties that have changed hands many times, been subdivided, or had complex ownership structures (such as family trusts or company ownership) can have tangled title histories. Reviewing the historical record helps you understand how the current title was formed and whether any issues were carried forward.
Researching Heritage or Character Properties
If you're buying a heritage property or one with historical significance, the original title can reveal construction dates, original grant details, and restrictions that were placed on the land when it was first subdivided.
Subdivision and Development Planning
Before subdividing or developing land, you need to understand the full history of the title. Historical titles can reveal:
- Original subdivision conditions
- Expired or still-active covenants from previous developments
- Easements that were created for a purpose that no longer exists
- Consent notices from earlier subdivision consents
A Legal Owner Search at $65.90 can complement a historical title search by showing the chain of ownership over time.
What a Historical Title Search Shows
A typical historical title document includes:
Owner Information
The name(s) of the registered owner(s) at the time the title was current, along with their occupation and the date of registration.
Legal Description
The formal description of the land, including the allotment number, deposited plan number, and area. This is more detailed than what appears on current titles and can help resolve boundary questions.
Encumbrances Register
A list of everything registered against the title at that time: mortgages, easements, covenants, caveats, and other interests. Each entry includes a reference number you can use to order the full instrument through Instruments ($39.90).
Easement Details
Older titles often include the full text of easement agreements, rather than just a reference. This can reveal the exact terms — who maintains the right of way, who pays for drainage repairs, and whether the easement is exclusive or shared.
Covenant Text
Similarly, historical titles may include the full wording of covenants, which have often been abbreviated or referenced only by number on current titles.
Survey Diagram
Some older titles include a hand-drawn or printed survey diagram showing the property boundaries, dimensions, and any easement areas.
Transfer History
The title may show previous transfers, including the date and consideration (purchase price in some cases), giving you a picture of the property's value over time.
How to Order a Historical Title Search
Step 1: Identify the Property
You'll need either:
- The current title reference number (e.g., WN43B/742 or 123456), or
- The property's legal description (e.g., Lot 5 DP 45678)
If you don't have this information, start with a Record of Title ($42.90) for the current property, which will show the title reference and legal description.
Step 2: Order the Historical Title
Go to Certificate of Title NZ and order a Historical Title ($42.90). You'll need to provide the title reference or legal description of the property.
Step 3: Review the Results
Once you receive the historical title, review it carefully. Pay particular attention to:
- Any easements or covenants that don't appear on the current title (they may have been removed or may still apply)
- Ownership details that differ from what you expected
- References to instruments (mortgages, easement deeds, covenant documents) that you may want to order separately
- Boundary descriptions that differ from the current title
Step 4: Follow Up with Supporting Documents
If the historical title references instruments you want to see in full, order them through Instruments ($39.90). These documents contain the complete legal text of easement agreements, covenant deeds, mortgage documents, and other registered instruments.
For properties with complex histories, consider the Pre-Purchase Diligence Package ($189.90), which bundles historical titles with current records, survey plans, and instruments.
Common Scenarios Where Historical Titles Matter
You're Buying Near a Shared Driveway
The current title shows a right of way easement, but doesn't explain who's responsible for maintenance. The historical title contains the original easement agreement, which specifies maintenance obligations.
You're Investigating a Covenant
The current title references a covenant by number but doesn't show the full terms. The historical title or the referenced instrument document reveals the covenant prevents you from building above a certain height — critical information if you're planning a second storey.
There's a Boundary Discrepancy
Your survey shows the fence is in the wrong place, but the current title's boundary description is generic. The historical title includes the original survey references and dimensions, allowing your surveyor to confirm the correct boundary.
You're Researching a Property's Past
You need to know who owned the property in 1995 for an insurance claim. The historical title shows the registered owner at that time and the transfer dates before and after.
Understanding Historical Title Reference Formats
New Zealand title references come in different formats depending on when the title was created:
When ordering a historical title, you may need the old-format reference number. If you only have the current title reference, your search provider can usually trace the history back.
What Historical Titles Don't Show
It's important to understand the limitations:
- Unregistered interests — Some rights, such as certain easements created before the land registration system was established, may not appear on any title.
- Council records — Building consents, resource consents, and rates information are held by council, not on the title. For these, you need a LIM report.
- Changes after the title was superseded — A historical title is a snapshot of the record at that point in time. It won't show anything registered after it was replaced.
- Verbal agreements — Any arrangements between owners that were never formally registered won't appear on any title, historical or current.
How Much Does a Historical Title Search Cost?
The Bottom Line
A historical title search is a powerful tool that reveals what a current title alone cannot. Whether you're resolving a boundary dispute, investigating an old covenant, tracing ownership, or conducting thorough due diligence on an older property, the historical record provides evidence and context that could save you from costly surprises.
At $42.90, it's one of the most affordable — and most valuable — searches you can order. If you're dealing with any property that has complexity in its past, a historical title search should be your first step.
Order your historical title search today and see what the current title doesn't show you.
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Frequently Asked Questions
How far back can a historical title search go?
New Zealand's land registration system dates back to the 1840s in some areas. The availability of very old titles depends on the district registry, but most titles from the 20th century onwards are available. If the title reference you provide leads to earlier titles, these can often be retrieved as well.
Do I need a historical title search if I already have the current title?
It depends on your situation. If you're simply confirming ownership and checking for registered interests, the current title is sufficient. But if you're investigating easement terms, covenant wording, boundary descriptions, or ownership history, the historical title provides detail that the current title has often abbreviated or omitted.
Can I order multiple historical titles for the same property?
Yes. If a property has been through several title versions (for example, after subdivisions or transfers), you can order each version. This is common in boundary disputes or when tracing a chain of ownership. Each title version costs $42.90, and the title reference on each historical version will point to the one before it, allowing you to trace back through time.
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