Understanding what "limited as to parcels" means on a New Zealand property title and its implications for buyers.
Address, title number or boundaries — what should you order?
- Record of Title Current with Diagram: confirms the official title reference and current legal record.
- Cadastral Survey Plan: helps with plan layout, parcel shape and boundary-related checks.
- Pre-Purchase Diligence Package: use this when you want multiple checks before making an offer or signing.
What Does "Limited as to Parcels" Mean?
When a title is 'limited as to parcels' it means that the area and dimensions of the site are not guaranteed. This issue generally only arises in older subdivisions where proper surveys were never undertaken.
⚠️ Key Risk:
Sites may be confirmed as much smaller than shown on the title once a formal survey is carried out.
Where to Find This Information
The notation of whether the site is limited to parcels is usually found at the top of the title. It is necessary to check the memorials on the title to see whether this limitation has been removed.
Can It Be Removed?
Yes, a surveyor can determine the exact boundaries and deposit a survey plan that will enable removal of this notation on the title.
💡 Important:
The current registered owner is not required by law to remove such a limitation. This means the purchaser cannot force the vendor to have the property surveyed.
Council Implications
Some councils will not consider resource consent for properties that are 'limited as to parcels'. This is particularly the case with:
Potential Claims
If a purchaser arranged for a survey that showed substantial discrepancies, they may have a claim for compensation against the vendor.
For example, if a licensee on behalf of a vendor represented a title as estate in fee simple without disclosing that it was 'limited as to parcels', the purchaser may have a claim for loss as a result of that misrepresentation.
📋 Our Recommendation:
A prospective purchaser should be fully informed of the situation and recommended to seek independent legal or technical advice before proceeding to enter into a transaction.
🔍 Check Your Property Title
Find out if your property has any limitations — delivered within 2 hours
Order Your Search →Certificate of Title NZ is an independent service providing property title searches from New Zealand's official land registry.
