Property Title Search Explained: What It Reveals and Why It Matters

A property title search is one of the first and most important checks conducted when buying property in Australia. It reveals who legally owns the property, what type of title it holds, and whether there are any encumbrances — such as easements, caveats, mortgages, or covenants — that could affect your use or ownership of the land. Understanding what a title search reveals (and what it does not) is essential knowledge for every property buyer.

What Is a Property Title Search?

A property title search is an official record obtained from the relevant state or territory land registry. It provides a snapshot of the current registered ownership and any interests recorded against the property's title. In Australia, land ownership is recorded under the Torrens title system (in most cases), which means the government register is the definitive record of who owns the property and what encumbrances exist.

The title search document is sometimes called a "title search," "current title search," or "certificate of title" depending on the state. Regardless of the name, it contains the same core information.

What Does a Title Search Reveal?

A standard title search will show the following information:

Registered Owners

The full legal names of the current registered owners and how the property is held — whether as sole owner, joint tenants, or tenants in common (and in what shares). This confirms that the person selling the property is in fact the legal owner.

Property Description

The legal description of the property, including the lot number, plan number (deposited plan, strata plan, or community plan), and the local government area. This identifies the exact parcel of land being purchased and can be cross-referenced with survey plans.

Encumbrances

Encumbrances are interests or rights that other parties hold over the property. Common encumbrances include:

• Easements: A right for another party to use part of your land for a specific purpose. Common easements include drainage easements (allowing stormwater or sewerage pipes to run through your property), right-of-way easements (allowing a neighbour to cross your land for access), and electricity easement corridors. Easements can restrict what you build on the affected area.
• Caveats: A caveat is a notice lodged by someone claiming an interest in the property — for example, an unpaid creditor, a beneficiary under a will, or a person claiming an equitable interest. A caveat does not prove the claim is valid, but it prevents the property from being sold or dealt with until the caveat is resolved.
• Mortgages: Any registered mortgages (loans secured against the property) will appear on the title. The vendor's mortgage must be discharged (paid out) at or before settlement for the property to be transferred to you free of that mortgage.
• Covenants: Restrictive covenants are conditions placed on the title that limit how the property can be used or developed. Common covenants include restrictions on building height, materials, use of the property (e.g., residential only), or requirements to maintain a certain standard of appearance. Covenants can be very old and may or may not still be enforceable — your conveyancer can advise.

Other Notations

Depending on the state, the title may also show:

• Leases registered on the title (relevant for investment properties with long-term tenants)
• Profit-a-prendre (a right to take something from the land, such as timber or minerals)
• Planning restrictions or heritage listings noted on the title
• Adverse possession claims

How to Conduct a Title Search

Title searches are conducted through the land registry in the state or territory where the property is located. The major registries are:

• NSW: NSW Land Registry Services (NSW LRS) — searches available through the NSW LRS online portal
• VIC: Landata (operated by Land Use Victoria) — searches available through the LANDATA online portal
• QLD: Titles Queensland (Department of Resources) — searches available through the Titles Queensland Registry online
• WA: Landgate — online title searches through the Landgate portal
• SA: Land Services SA — online searches available
• TAS: Land Information System Tasmania (LIST) — online searches available
• ACT: ACT Land Titles Office — online searches through Access Canberra
• NT: Land Titles Office NT — online searches available

Cost of a Title Search

A standard title search typically costs between $20 and $50, depending on the state and the platform used. Some third-party property information services charge more but may bundle additional data (such as historical ownership, property boundaries, or sales history).

Your solicitor or conveyancer will conduct a title search as a standard part of the conveyancing process. The cost is usually included in their disbursements (out-of-pocket expenses) which you pay as part of their invoice.

Who Conducts the Title Search?

In practice, your solicitor or conveyancer conducts the title search on your behalf. They have professional accounts with the relevant land registry and can interpret the results in the context of your purchase. While you can conduct a title search yourself through the online portals, the value of having a professional review the results cannot be overstated — they will identify issues that may not be obvious to a non-lawyer.

Your conveyancer will typically conduct the title search shortly after you sign the contract (or before, if you are buying at auction and need to complete due diligence in advance). They will flag any concerns and advise on whether the encumbrances or notations affect your intended use of the property.

Common Issues Found on Title Searches

Most title searches are straightforward, but some reveal issues that require further investigation or negotiation:

• Easements that restrict building: A drainage easement running through the middle of a block may prevent you from building an extension or pool. Check the easement plan to see exactly where it falls and what restrictions it imposes.
• Unregistered interests: The Torrens system protects registered interests, but unregistered claims (such as adverse possession or equitable interests not yet caveated) can sometimes surface.
• Incorrect ownership details: Occasionally, the registered owner's name does not match the vendor in the contract — this may indicate the property is being sold by an executor, power of attorney, or trustee, which requires additional documentation.
• Outstanding caveats: A caveat on the title must be resolved before settlement can proceed. If the vendor cannot have the caveat removed or withdrawn, settlement may be delayed or the contract terminated.
• Old restrictive covenants: Some properties carry covenants from decades ago that restrict building materials (e.g., "no fibro or metal cladding") or use. While some may be outdated and potentially removable, others remain enforceable.

Title Search vs Other Property Searches

A title search is just one of several searches your conveyancer will conduct. It is important to understand what a title search does and does not cover:

Each search provides different information, and together they give your conveyancer a comprehensive picture of the property and any risks. For a full overview of the checks you should complete before purchasing, see our property due diligence checklist.

You can also use Realestate Lens's property research tools to access suburb data, market trends, and neighbourhood insights as part of your research process.

This article provides general information only and is not legal advice. Title search requirements and registry systems vary between states and territories. Always engage a qualified conveyancer or solicitor to conduct and interpret property searches for your specific transaction.