Title Search vs Property File

A title search retrieves the official legal record of a property from Land Information New Zealand (LINZ) via the Landonline system. It shows the current registered owners, the title reference number, the title type (freehold, cross-lease, unit title, leasehold), the legal description of the land, and all registered interests including mortgages, easements, covenants, caveats, and encumbrances.

The title search is a foundational piece of property due diligence. It confirms who actually owns the property, what type of ownership it is, and what legal restrictions or rights are attached to the land. Your lawyer will conduct a title search as a standard part of conveyancing and explain the implications of any registered interests.

The title search is quick and inexpensive — the critical skill is in interpreting what the registered interests mean for your intended use of the property. An easement allowing a neighbour's driveway across your land, a restrictive covenant limiting building height, or a caveat from a previous owner can all significantly affect your plans.

A property file (sometimes called a council property file or building file) is the council's collected records about building work on a property. It typically contains building consent applications, approved plans and specifications, inspection records, Code Compliance Certificates, Certificates of Acceptance, resource consent documentation, and any correspondence between the council and property owners.

Reviewing the property file gives you a detailed picture of the building's history — what work was done, when, whether it was properly consented and inspected, and whether final sign-off was obtained. This is invaluable for understanding whether alterations were done properly and identifying any compliance gaps.

Many councils now offer some property file information online, but for the full file with original plans and detailed records, you may need to request the physical file or pay for digital copies. The property file is particularly useful when reviewed alongside a building inspection, as the inspector can cross-reference what they see on site with what the plans and consents show.

Yes, for thorough due diligence. The title search and property file cover entirely different aspects of the property. The title search handles the legal ownership and registered interests; the property file handles the building compliance and construction history. Missing either one leaves a significant gap in your understanding of the property.

Your lawyer will typically run the title search first as part of standard conveyancing — it is instant and cheap. The property file should be reviewed during your due diligence period, ideally before or alongside the building inspection. If the property file reveals missing consents or CCCs, this information helps focus the building inspection on areas of concern.