Older buildings can carry risks that are invisible during a short viewing. A title search will not rate structural strength, but it can reveal the legal ownership, estate, covenants, easements and instruments that should shape further investigation before you buy, renovate or insure a property.
Quick Answer
Order a current Record of Title, confirm the legal description and owners, then read every registered interest and obtain the documents it references. Combine that check with council information, a property inspection and independent legal advice before an unconditional commitment.
What the title can reveal
Confirm the correct parcel, owners and estate first. A commercial building, apartment or older home may involve a unit, cross-lease or leasehold arrangement rather than a straightforward freehold title. That distinction affects which plans and documents you need.
Read all registered interests. An easement can restrict strengthening works, access or scaffolding. A covenant may control alterations, materials, use or development. An instrument reference is a prompt to obtain the full document, not a conclusion.
The checks that must sit beside the title
Ask the relevant council for planning, building and property-file information, including any notices or records connected with structural work. Confirm what work has consent, what has been completed and whether there are outstanding issues.
Commission appropriate professional advice for the building type and location. A structural engineer can assess seismic performance; a building surveyor can identify defects; an insurer can explain cover and exclusions. These answers cannot be inferred from the title alone.
A practical buyer workflow
1. Match the listing to the legal description and plan. 2. Order a current Record of Title ($42.90). 3. List every easement, covenant, notice and instrument. 4. Obtain the referenced documents. 5. Request council records and inspect the building. 6. Obtain engineering, insurance and legal advice. 7. Make any offer conditional on the results.
For a complex or time-sensitive purchase, the Pre-Purchase Package ($189.90) can consolidate key document requests. If the building has older ownership or historic alterations, add a Historical Title ($42.90).
Common Mistakes
- Checking the street address but not matching it to the legal description and title reference.
- Stopping at the summary page instead of obtaining referenced easements, covenants or instruments.
- Assuming a title proves building compliance, physical boundaries, insurance or future development rights.
- Using an old search when ownership or registered interests may have changed.
Key Takeaways
- Start with a current title and plan.
- Trace every registered interest to its underlying document.
- Cross-check title information against council, site and professional evidence.
- Resolve material risks before the agreement becomes unconditional.
FAQ
How current should my title search be?
Use a current search close to the decision date, and consider a Guaranteed Search ($45.90) when timing or transaction risk makes extra confidence worthwhile.
Does a title search reveal every property problem?
No. It focuses on registered ownership and interests. Hazards, defects, consents, rates, contamination and informal arrangements require separate checks.
What document should I order first?
A Record of Title with Diagram costs $42.90 and is the sensible starting point. Order Instruments ($39.90), Survey Plans ($49.90), a Historical Title ($42.90), Legal Owner Search ($65.90) or the Pre-Purchase Package ($189.90) when the circumstances justify them.
Need a reliable document? Order a Record of Title with Diagram ($42.90) from Certificate of Title NZ.
