A Record of Title is the current official record of the registered ownership, legal description and interests affecting a parcel of land. Older documents and everyday searches may still use the term Certificate of Title; for a present-day decision, obtain a current record and follow every relevant instrument or plan reference.
A Record of Title (formerly known as a Certificate of Title) is the official document that proves legal ownership of property in New Zealand. Whether you're buying a home, refinancing, or settling an estate, understanding what a Record of Title contains — and how to get one quickly — is essential knowledge for any property transaction.
This guide explains exactly what a Record of Title is, what information it includes, how to obtain one, and what it costs in 2026.
What Is a Record of Title?
A Record of Title is the authoritative legal document that records ownership of land and any interests registered against it. It replaced the older Certificate of Title format but serves the same fundamental purpose: providing a verified, official record of who owns a piece of land and what encumbrances or rights are attached to it.
In New Zealand, current ownership and registered interests are recorded in the national land title register. However, you don't need to navigate government systems directly — private title search providers like Certificate of Title NZ make the process fast and straightforward.
What Information Is on a Record of Title?
A standard Record of Title contains the following key sections:
1. Title Reference Number
Every title in New Zealand has a unique reference number (e.g., NA12B/456 or a newer alphanumeric format). This is used to identify the specific title in the registry.
2. Legal Description of the Land
This section describes the land using survey data — the lot number, deposited plan number (DP), and area in square metres or hectares. It tells you exactly which parcel of land the title refers to.
3. Registered Owners
The full names of the current legal owner(s), along with their ownership type (e.g., joint tenancy or tenants in common). This is the definitive proof of who legally owns the property.
4. Encumbrances and Interests
This is one of the most important sections for buyers. It lists all registered interests affecting the land, including:
- Mortgages — any loans secured against the property
- Easements — rights others have to use part of your land (e.g., right of way, drainage)
- Land covenants — restrictions on what can be built or done on the land
- Caveats — claims by third parties asserting an interest in the land
- Consent notices — conditions from resource or building consents that run with the land
- Leases — if the land is leased to another party
5. Title Type
The title will specify the tenure type — freehold (fee simple), cross lease, leasehold, or unit title. Each has different implications for what you own and what you can do with it.
Why Would You Need a Record of Title?
There are many situations where you'll need a current, official Record of Title:
- Buying property — your solicitor will require it as part of due diligence
- Refinancing or applying for a mortgage — lenders need to verify ownership and check for existing encumbrances
- Selling property — confirm ownership details before listing
- Settling an estate — probate and estate administration requires proof of title
- Resolving a boundary dispute — the title document and associated survey plans are the starting point
- Verifying encumbrances before renovation — check for covenants or consent notices that may restrict what you can build
- Property investment analysis — understanding all interests registered on a title before purchasing
How to Get a Record of Title in NZ
There are a few ways to obtain a Record of Title in New Zealand:
Option 1: Order Online via a Private Title Search Provider (Fastest)
The quickest and easiest method is to use a private title search service like Certificate of Title NZ. You can order a current Record of Title at the price shown on the product page and receive it digitally, within the current service timeframe shown on the product page.
This is the preferred option for most buyers, solicitors, and property professionals because it's fast, convenient, and you get a properly formatted title document without needing to navigate government portals.
Option 2: Guaranteed Search (For Legal and Financial Transactions)
For legal, mortgage, or high-stakes transactions, a Guaranteed Search provides a certified, point-in-time record that carries legal weight. If there's a discrepancy between the title at time of search and settlement, the guaranteed search provides protection.
Option 3: Historical Title Search
If you need to trace the ownership history of a property — for estate matters, legal disputes, or genealogical research — a Historical Title Search provides records showing previous owners and historic encumbrances.
How Much Does a Record of Title Cost in NZ?
Here's a summary of title search options and pricing available through Certificate of Title NZ:
| Search Type | Price (NZD) | Best For |
|---|---|---|
| Current Record of Title | See product page | Standard property checks, general due diligence |
| Guaranteed Search | See product page | Legal transactions, mortgage applications |
| Historical Title Search | See product page | Ownership history, estate matters |
| Pre-Purchase Package | See product page | Full pre-purchase due diligence (title + instruments + plans) |
The Pre-Purchase Package at the price shown on the product page is the most comprehensive option, bundling the Record of Title with copies of all registered instruments (mortgages, easements, covenants) and survey plans — ideal for buyers who want to understand everything about a property before committing.
How Long Does It Take to Get a Record of Title?
When ordering through a private provider during business hours, you can typically expect:
- Current Record of Title: See product page
- Guaranteed Search: See product page
For urgent transactions, current turnaround information is shown on the product page for standard title searches.
How to Read a Record of Title
If you're new to property transactions, the format of a Record of Title can seem complex. Key things to check:
- Are the owners who you expect? The registered owner should match the seller.
- Is there a mortgage registered? If so, it needs to be discharged at settlement.
- What encumbrances are noted? Look carefully at easements, covenants, and caveats.
- Is the legal description correct? Verify the lot/DP numbers match the property you're buying.
- What type of title is it? Freehold, cross lease, or unit title each have different rights and restrictions.
For a detailed walkthrough, see our guide: How to Read a Certificate of Title NZ.
Decision guide
| Situation | Next step |
|---|---|
| An older document or adviser refers to a Certificate of Title | Treat it as the earlier terminology, then obtain the current Record of Title rather than relying on an old copy or label. |
| The title type is freehold, leasehold, cross lease or unit title | Use the dedicated title-type guide and obtain advice on the ownership rights, shared obligations and supporting documents relevant to that structure. |
| More than one registered owner is shown | Confirm whether the owners hold jointly or in defined shares and seek legal advice before making estate, finance or transfer decisions. |
Common mistakes and risks
- Expecting the current record alone to reveal every building, planning, hazard or physical-boundary issue affecting the property.
- Relying on an old copy when ownership, mortgages, notices or other registered interests may have changed.
- Ignoring instrument and plan references even though the important rights or restrictions are contained in those supporting documents.
Key takeaways
- Use a current record to confirm the registered owners, legal description and interests recorded against the land.
- Order the referenced instrument or plan when the title notation does not contain enough detail for the decision.
- Treat the title as one part of due diligence and combine it with council, legal, surveying or building information when relevant.
Sources and related guides
The Land Transfer Act defines records of title and access to the land title register. Independent government buying guidance explains why buyers should review the current record and registered interests.
Official sources
Continue your research
- What information appears on a Record of Title?
- Free and paid property title search options
- Types of property titles in New Zealand
- Joint tenancy and tenants in common compared
Legislation and guidance reviewed 2026-09-28. This guide is general information, not legal or surveying advice.
Frequently Asked Questions
Is a Record of Title the same as a Certificate of Title in NZ?
Yes — the Record of Title is the modern term for what was previously called the Certificate of Title. The content is essentially the same; the name changed as New Zealand's land title system was modernised. Both terms are used interchangeably, and you may see either on older or newer documents.
Can I get a Record of Title for free in New Zealand?
There is no free official source for a full, current Record of Title in New Zealand. The official land registry charges fees for title searches, and private providers like Certificate of Title NZ charge the price shown on the product page for a current title. Some property listing sites show limited ownership information, but this is not a substitute for an official title search.
Do I need a solicitor to order a Record of Title?
No. Anyone can order a Record of Title through a private title search provider. You don't need a solicitor, conveyancer, or any professional credentials. Simply visit record of title NZ search, enter the property address or title reference, and order online. However, for legal transactions like property purchases, your solicitor will typically order and review the title as part of the conveyancing process.
Related guide: for a plain-English explainer of what a record of title is and how to read each part, start here.