Two Documents. One Protects Your Money. The Other Protects Your Rights. You Need Both.
A Wellington couple bought their first home last year. They got a LIM report — it looked fine. Clean building history, no hazards mentioned. They skipped the title search to save $40.
Six months later, they discovered a right of way easement through their backyard. The neighbour has permanent legal access. Their planned pool? Impossible. The deck extension? Blocked. And they can't sell without disclosing it.
The LIM showed council records. The Certificate of Title shows legal rights. These are completely different documents — and skipping either one is a gamble no property buyer should take.
In this guide, we'll explain exactly what each document contains, when you need them, and how they work together to protect you from costly surprises.
What is a Certificate of Title?
A Certificate of Title (also called a Record of Title) is the official legal document that proves ownership of land in New Zealand. It's maintained by Land Information New Zealand (LINZ) and contains:
-
Legal description of the property (lot, plan numbers)
- Current owner's name(s)
- Property size and boundaries
-
Registered interests including:
- Mortgages
- Easements
- Covenants
- Caveats
- Consent notices
What a Certificate of Title Shows
| Property boundaries |
✅ Yes |
| Registered mortgages |
✅ Yes |
| Easements & rights of way |
✅ Yes |
| Building consent history |
❌ No |
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What is a LIM Report?
A LIM (Land Information Memorandum) is a report prepared by the local council that contains all the information the council holds about a property. This includes:
- Building consents issued
- Code compliance certificates
- Resource consents
- Rates information
- Special land features (flood zones, erosion, etc.)
- District Plan zoning
- Any notices or orders on the property
What a LIM Report Shows
| Natural hazard zones |
✅ Yes |
| Weathertightness issues |
✅ Yes |
Key Differences: LIM Report vs Certificate of Title
| Feature |
Certificate of Title |
LIM Report |
| Source |
LINZ (Land Information NZ) |
Local Council |
| Primary Purpose |
Prove ownership & legal interests |
Show council records & compliance |
| Turnaround |
2 hours |
5-20 working days |
| Shows Ownership |
✅ Yes |
❌ No |
| Shows Building Consents |
❌ No |
✅ Yes |
| Shows Natural Hazards |
❌ No |
✅ Yes |
| Shows Easements |
✅ Yes |
Sometimes mentioned |
| Required for Purchase |
Essential |
Highly recommended |
When Do You Need Each Document?
You Need a Certificate of Title When:
- ✅ Verifying who owns a property
- ✅ Checking for mortgages or encumbrances
- ✅ Understanding easements affecting the land
- ✅ Reviewing covenants and restrictions
- ✅ Applying for building or resource consent
- ✅ Refinancing or dealing with banks
You Need a LIM Report When:
- ✅ Buying a property (highly recommended)
- ✅ Checking building consent history
- ✅ Identifying potential weathertightness issues
- ✅ Understanding flood or hazard zones
- ✅ Verifying what's legally built on site
- ✅ Checking council compliance
Do You Need Both?
Yes, for complete due diligence, you need both documents.
Here's why:
- The Certificate of Title tells you about legal ownership and rights
- The LIM Report tells you about what's built and council compliance
A property might have a clean Certificate of Title but serious issues on the LIM (like unconsented building work). Conversely, a LIM might look fine, but the title could reveal problematic easements or covenants.
Real-World Example
A buyer found a property with:
-
Title: Showed an easement allowing neighbour access through the backyard
-
LIM: Revealed the garage was built without consent and in a flood zone
Neither document alone would have revealed both issues. Together, they gave the complete picture.
Cost Comparison
| Document |
Typical Cost |
Turnaround |
| Certificate of Title (with diagram) |
$42.90 |
2 hours |
| LIM Report |
$200-400+ |
5-20 days |
| Both together |
$250-450 |
Varies |
-
Pro Tip: Start with the Certificate of Title—it's faster and cheaper. If everything looks good, then order the LIM before making an unconditional offer.
For a complete pricing breakdown, see our Title Search Cost Guide.
How to Get These Documents
Certificate of Title
The fastest way to get a Certificate of Title in New Zealand is through CertificateOfTitle.nz:
- Enter the property address
- Select the document type
- Receive it via email within 2 hours
LIM Report
LIM Reports are ordered directly from the local council:
- Contact your local council
- Complete their LIM application form
- Pay the fee
- Wait 5-20 working days
Frequently Asked Questions
What's the difference between a LIM and a title search?
A LIM (Land Information Memorandum) comes from the council and shows building consents, compliance, and hazard information. A title search (Certificate of Title) comes from LINZ and shows legal ownership, easements, and encumbrances. They contain completely different information.
Can I buy a house without a LIM report?
Legally yes, but it's risky. A LIM reveals potential issues like unconsented work, weathertightness problems, or hazard zones that could cost thousands to fix. Many real estate contracts include LIM conditions for good reason.
How long is a Certificate of Title valid?
A Certificate of Title is a snapshot of the title at that moment. For property purchases, you should get a fresh one as close to settlement as possible. For council applications, most councils accept titles up to 3 months old.
Which document should I get first?
Start with the Certificate of Title — it's faster (2 hours vs 5-20 days) and cheaper ($42.90 vs $300+). If the title looks good, proceed with the LIM before going unconditional on your purchase.
Do I need both documents for building consent?
For building consent applications, a Certificate of Title is typically required. A LIM isn't usually required for consent but provides useful background on previous consents and any issues with the property.
Summary
| Document |
Best For |
Cost |
Time |
| Certificate of Title |
Ownership, legal interests, easements, covenants |
$42.90 |
2 hours |
| LIM Report |
Building history, council compliance, hazards |
$200-400+ |
5-20 days |
For complete property due diligence in New Zealand, you need both documents. Start with the Certificate of Title for a quick, affordable overview, then get the LIM before going unconditional.
Ready to Get Started?
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