A Record of Title is the core legal document used to understand registered interests in New Zealand land. Whether you are buying a first home, refinancing, checking ownership, planning a subdivision or investigating an easement, it is usually the first document to obtain.
Quick Answer
A Record of Title identifies the land, registered owner or owners, estate type and registered interests such as mortgages, easements, covenants and leases. You can order a current Record of Title with Diagram for $42.90, or a Guaranteed Search for $45.90 when you need a more formal current result.
What is a Record of Title?
The Record of Title is the current register entry for a parcel of land. It replaced the older everyday use of “certificate of title”, although people still use both terms. The document connects the legal identity of the land to its registered ownership and interests. It is not the same as a council rates record, valuation, LIM or building-consent file.
The title is strongest when read with its survey or title plan and any referenced instruments. A short entry such as “easement” or “covenant” may require the underlying document to understand the exact rights and obligations.
What information appears on it?
Legal description and title reference
The legal description identifies the parcel in the register. Compare it with the agreement, plan and property being inspected. This is essential for rear lots, unit developments, cross-leases and recently subdivided land.
Registered proprietors
The title records the registered owner or owners. Ownership structure can matter: joint tenants and tenants in common have different consequences on death, sale and relationship-property situations. Your lawyer should explain the implications for your transaction.
Estate and tenure
The estate may be freehold, leasehold, cross-lease or unit title. Leasehold land may involve ground rent and lease terms. A cross-lease includes rights and obligations connected with the flats plan. Unit titles involve additional body corporate information beyond the title itself.
Interests and instruments
Interests can include mortgages, caveats, easements, covenants, leases, encumbrances, notices and restrictions on transfer. They can affect access, development, building location, drainage, parking, maintenance or the ability to sell.
How to get a Record of Title
- Identify the exact property and, if possible, obtain its title reference from the agent or agreement.
- Order the current Record of Title with Diagram.
- Check the legal description, owners and estate.
- Read every interest and obtain referenced instruments where they affect your plans.
- Ask a conveyancer or property lawyer to interpret anything material.
If you do not know the title reference, start with the address and confirm the result against the map, legal description and plan. Never assume that an address search is enough where multiple records are nearby.
Record of Title vs Guaranteed Search
A standard Record of Title with Diagram costs $42.90 and is suitable for many initial checks. A Guaranteed Search costs $45.90 and is appropriate when you need a formal current search for a transaction or professional process. If the question is historical—such as tracing former owners or seeing an earlier interest—order a Historical Title for $42.90.
For a broader purchase review, our Pre-Purchase Package is $189.90. You can also read what information appears on a title and how to complete an online title search.
What a Record of Title does not tell you
It does not provide a complete picture of building consent history, unregistered agreements, all planning rules, physical condition, contamination, rates or every practical access issue. Pair it with council information, a property inspection and professional advice. A title is legal evidence of registered interests, not a complete property report.
Common mistakes
- Using a title from a previous transaction without checking its date.
- Reading the owners but not the interests section.
- Assuming the title proves buildings are consented.
- Ignoring the diagram or referenced instruments.
Key Takeaways
- The Record of Title is the starting point for registered land information.
- Confirm the legal description and title reference match the property.
- Read interests with the plan and instruments.
- Use council records and legal advice for matters outside the register.
FAQ
How much does a Record of Title cost in NZ?
Our current Record of Title with Diagram costs $42.90. A Guaranteed Search costs $45.90.
Is a Record of Title the same as a certificate of title?
They are commonly used for the same underlying land-record concept, but “Record of Title” is the current term used for the register document.
Do I need a lawyer to order one?
No. Anyone can order a title document, but professional advice is sensible when an interest could affect a purchase or development.
Order the current record first, then get advice on anything that changes the property's value, use or risk.
Quick FAQ
What should I check first for Record of Title NZ: What It Is, How to Get One, and What It Costs?
Start with the current Record of Title and check the registered interests, title references and any linked plans or instruments.
Which NZ property document may help with Record of Title NZ: What It Is, How to Get One, and What It Costs?
Record of Title with Diagram may be the relevant next document, depending on the property and the question you are checking.
Can I rely only on free online information?
Free maps, listings and general information are useful for early research, but official property documents should be checked before important purchase, legal or planning decisions.
