What is a title search in Australia?
A title search is a search of the land title register maintained by each state or territory's land titles office (e.g., NSW Land Registry Services, Land Use Victoria, Titles Queensland). It shows the current registered owner, the lot on plan description, any registered encumbrances (mortgages, easements, covenants, caveats), and the volume/folio reference. A title search is the foundational document in every Australian property transaction — it confirms who owns the property and what interests are registered against it.
What a title search shows
The title search shows: registered proprietor(s) and their shares; lot on plan (or Crown description); registered mortgages; easements and covenants; caveats; leases registered on title; and any administrative notations (e.g., contaminated land notices). Each state has a Torrens title system where the register is conclusive evidence of ownership (Real Property Act 1900 (NSW), Transfer of Land Act 1958 (VIC), Land Title Act 1994 (QLD)).
When you need a title search
A title search is essential before: purchasing a property (to verify ownership and check encumbrances); lodging a caveat; granting or receiving a mortgage; any dealing affecting the title. Conveyancers typically obtain a title search at the start of every transaction and again immediately before settlement to check for any last-minute changes.
How I use title searches
When you upload a title search, I extract and summarise the key information: owner, lot description, all registered interests, and any red flags (unregistered dealings, expired caveats, unusual covenants). I cross-reference the title search against the contract for sale to flag any discrepancies in property description, owner names, or missing disclosures.
Common issues
- Always obtain a fresh title search close to settlement — encumbrances can be registered between exchange and settlement
- Caveats on title can prevent settlement — they must be withdrawn or lapse before transfer can be registered
- Historical searches (prior ownership) are separate from a current title search and cost extra
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