LIM Report vs Title Search

A LIM (Land Information Memorandum) is a comprehensive report from the local council detailing everything they know about a property. This includes building consents (and whether they have Code Compliance Certificates), resource consents, zoning, rates, natural hazards (flooding, erosion, land instability), contaminated land, and any known issues.

The LIM is your primary tool for uncovering physical and regulatory risks that aren't visible from a property inspection.

A title search provides the legal record of a property from Land Information New Zealand (LINZ). It shows the current owners, the title type (freehold, cross-lease, unit title), any registered mortgages, and all registered interests including easements, covenants, and caveats.

Your lawyer will conduct a title search as a standard part of conveyancing. It's quick and inexpensive — the critical part is understanding what the registered interests mean for your use of the property.

Absolutely. A LIM and title search cover different aspects of property due diligence and neither is a substitute for the other. The LIM covers physical and council-related information; the title search covers legal ownership and registered interests. Together, they give you a comprehensive picture of the property.

Your lawyer will typically run the title search first (it's instant and inexpensive) to understand the ownership structure and registered interests. The LIM should be ordered as early as possible because it takes up to 10 working days to process.