What Is a Record of Title in New Zealand?
In New Zealand, a Record of Title (formerly called a Certificate of Title) is the official document that records who owns a piece of land and what interests are registered against it. Since 2017, New Zealand's land registration system has been fully digital — there are no paper certificates anymore. Every Record of Title exists as an electronic record in the national land register.
When you order a Record of Title ($42.90), you receive a PDF document that summarises the current state of the title. Understanding what each section means is essential for anyone buying, selling, or managing property in New Zealand.
Section by Section: Understanding Your Record of Title
A typical Record of Title contains several distinct sections. Here's what each one tells you.
1. Title Header and Reference Information
The top of every Record of Title contains critical reference information:
- Title Number — The unique identifier for this title (e.g., WN28A/567 or 123456). This is how the title is referenced in all official records. For help locating yours, see our guide on how to find your property title number in New Zealand.
- Land Registration District — The geographic region where the title is registered (e.g., Auckland, Wellington, Canterbury).
- Date of Issue — When this version of the title was created or last modified.
2. Land Description (Legal Description)
This section describes the land covered by the title. It typically includes:
- Allotment or Section number — e.g., "Lot 42" or "Section 15"
- Survey Plan reference — e.g., "DP 78901" or "SO 12345"
- Area — The land area, usually in hectares or square metres
- Estate type — Whether the land is freehold (fee simple), leasehold, or another type of estate
The legal description is what links the title to a specific parcel of land on the survey plan. If you need to check boundaries, you can order the corresponding Survey Plan ($49.90) to see the physical dimensions and boundaries.
3. Registered Proprietor (Ownership)
The ownership section shows who currently holds the title. It includes:
- Full legal names of all registered owners
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Tenancy type — how the ownership is held:
- Joint tenants — if one owner dies, the other(s) automatically inherit their share
- Tenants in common — each owner holds a specific share that can be inherited separately
- Share — For tenants in common, the percentage share each owner holds
If ownership information seems incomplete or you need to verify legal ownership — for example, in an estate or trust situation — a Legal Owner Search ($65.90) provides certified confirmation.
4. Registered Interests (Encumbrances)
This is arguably the most important section for property buyers. It lists all interests registered against the title, which can affect how you use or sell the property. Common entries include:
Mortgages: Any registered mortgage will appear here with a reference number and the mortgagee (usually a bank). When the mortgage is discharged, it will be removed from this section.
Easements: Rights that others have over the land — or that you have over neighbouring land. Common types include:
- Right of way (driveway access)
- Right to convey water, electricity, gas, or telecommunications
- Right to drain water or sewage
Covenants: Building or land use restrictions registered on the title. These might limit what you can build, what materials you can use, or how the land can be subdivided. For more on this, see our guide on how to check for covenants on a property in NZ.
Consent notices: Conditions registered under section 221 of the Resource Management Act — often relating to building consent conditions or subdivision requirements.
Caveats: A warning that someone claims an interest in the land. Caveats prevent dealings with the title until the claim is resolved.
Leases: Any registered lease over the property, including the lessee's name and the lease term.
To view the full text of any registered instrument, you can order the specific Instrument/Document ($39.90) referenced in the title.
5. Diagram (Title Plan)
If you order a Record of Title with Diagram ($42.90), the document includes a plan showing the approximate boundaries of the land. Note that this diagram is indicative — for precise boundary information, you need the full Survey Plan ($49.90).
The title diagram is useful for:
- Confirming the general shape and size of the property
- Identifying easement locations (shown as hatched areas)
- Understanding the relationship between the title area and neighbouring properties
6. Historical Notes
The bottom section of a Record of Title may include historical notes such as:
- Prior title references (showing the chain of title)
- Cancelled or superseded entries
- Notes about title conversions (e.g., from the old Certificate of Title format)
For a complete ownership history, a Historical Title ($42.90) shows all previous owners and every change made to the title since it was first issued.
Understanding Title Status Types
New Zealand titles can have different status classifications that affect what they guarantee:
- Computer Freehold Register — The most common type. The state guarantees the title, and the register is conclusive evidence of ownership.
- Limited as to Title — The title is guaranteed except as noted. This means there may be interests that affect the title but aren't registered.
- Limited as to Parcels — The title is guaranteed except that the land description may not be accurate. This is common for older titles where survey plans weren't required at the time of registration.
For a deeper explanation, see our article on understanding certificate of title status types in New Zealand.
Common Red Flags to Look For
When reviewing a Record of Title, pay special attention to these warning signs:
- Multiple mortgages — Could indicate financial stress or cross-securitisation
- Extensive easements — May limit how you can use or develop the property
- Restrictive covenants — Could prevent renovations, subdivision, or even keeping pets
- Caveats — Someone claims an interest; investigate before proceeding
- "Limited" title status — Less guarantee than a standard freehold title
- Discrepancies between the legal description and the property you inspected — Could indicate boundary issues
For comprehensive due diligence, the Pre-Purchase Package ($189.90) bundles the key searches together, saving you money compared to ordering them separately.
How to Get Your Record of Title
Ordering a Record of Title through Certificate of Title NZ is straightforward:
- Find the property — Search by address or title reference number
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Choose your search type:
- Record of Title with Diagram — $42.90 (most popular)
- Guaranteed Search — $45.90 (for settlement)
- Historical Title — $42.90 (for ownership history)
- Receive your PDF — Delivered to your email, usually within hours
FAQ: Reading Your Record of Title
What's the difference between a Record of Title and a Certificate of Title?
They're the same thing. "Certificate of Title" was the historical name. Since New Zealand moved to a fully digital land registration system, the official term is "Record of Title." Both names refer to the official register of land ownership and interests in New Zealand.
How do I find out what an easement on my title actually means?
The Record of Title shows that an easement exists, but not the full terms. To read the actual easement document — including the exact rights and obligations — order the Instrument/Document ($39.90) referenced in the easement entry. The instrument number appears next to the easement on your title.
Can a title be wrong?
Yes, errors can occur — especially in older titles. Common mistakes include incorrect boundary descriptions, misspelt owner names, and interests that should have been discharged but weren't. If you suspect an error on your title, you can order a Guaranteed Search ($45.90) to confirm the current official record, then contact your solicitor to initiate a correction with the official land registry.
