LIM Report vs Title Search
A LIM report tells you what the council knows about a property. A title search shows who owns it and what legal interests are registered against it. You need both.
Side-by-Side Comparison
| Attribute | LIM Report | Title Search |
|---|---|---|
| Source | Local council | LINZ (Land Information NZ) |
| Cost | $250-$565 | $8 online / $52 manual |
| Turnaround | up to 10 working days | Instant (online) |
| Content focus | Physical property info, consents, hazards, zoning | Legal ownership, mortgages, easements, covenants |
| Building consents | Yes — full history with CCC status | No |
| Natural hazards | Yes — flood, erosion, contamination | No |
| Easements & covenants | May reference some | Definitive record of all registered interests |
| Who orders it | Buyer (or their agent/lawyer) | Buyer's lawyer (standard conveyancing) |
LIM Report Explained
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.
Title Search Explained
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.
Do You Need Both?
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.
Which Should You Get First?
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.
Frequently Asked Questions
Can I buy a property without a LIM?
Legally yes, but it's strongly discouraged. Skipping the LIM means you might miss critical issues like unconsented building work, natural hazard zones, or contaminated land. Most lawyers will advise against it.
Does my lawyer do the title search automatically?
Yes. A title search is a standard part of conveyancing in New Zealand. Your lawyer will obtain and review the title as part of their normal process.
Related Terms
LIM Report
GlossaryA Land Information Memorandum — an official council report summarising everything the council knows about a property.
Easement
GlossaryA legal right allowing someone to use part of another person's land for a specific purpose.
Covenant
GlossaryA legally binding restriction or obligation attached to a property's title that controls how the land can be used.
Code Compliance Certificate (CCC)
GlossaryAn official council certificate confirming that completed building work meets the requirements of the building consent and the Building Code.
LIM Report vs Building Report
CompareA LIM tells you what the council knows on paper. A building report tells you the physical condition of the property. They cover completely different things — get both.
Building Report vs Building Consent Search
CompareA building report is a physical inspection of the property by a qualified inspector. A building consent search is a paper-based check of what building consents the council has on file. One tells you the condition; the other tells you the compliance history.
Code Compliance Certificate vs Certificate of Acceptance
CompareA CCC is issued when building work passes council inspection and complies with the consent. A Certificate of Acceptance is issued when work was done without a building consent — it acknowledges the work exists but does not confirm it fully complies with the Building Code.
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