Property Title Searches: What the Register Shows—and What It Does Not
Learn what an official title search can confirm, what it cannot prove, how to read common entries and which records to order next.
A current title search is a time-stamped extract from a state or territory land register. It can confirm the registered proprietor, legal land description and registered interests recorded for that title. It cannot, by itself, prove the physical fence line, building condition, planning compliance or every unregistered right.
Use the official register and the correct parcel
A street address can relate to more than one title, such as a unit, car space or storage lot. Ask your solicitor or conveyancer to confirm every title and plan included in the proposed contract and to obtain a fresh search through the relevant registry or authorised provider.
What a title search can show
The field names vary, but official registry guidance consistently identifies several core items. Land Use Victoria says a register search statement includes the registered proprietors, land description, encumbrances such as mortgages, caveats, covenants and notices, and the source of the property diagram. Its property and land titles page also explains how to order the underlying instruments and plans.
NSW Land Registry Services' Torrens title search guide similarly identifies the owner, legal description and registered interests. Landgate's WA Certificate of Title guide lists current ownership, title and survey references, encumbrance document numbers, caveats and a title sketch where available.
What it does not prove
- The physical boundary:the Victorian registry says title diagrams indicate dimensions but do not guarantee the boundary's ground position; only a licensed surveyor can determine that.
- The meaning of every instrument: a title may show a dealing number without reproducing the easement, covenant, lease or agreement. Order and read the underlying document.
- All property risks: planning, building, contamination, flooding, heritage, rates and services usually require separate certificates, maps or searches.
- Building condition: structural defects and pests require suitably scoped inspection work.
- Every unregistered interest: occupation, informal arrangements and some statutory interests may require further inquiries. Landgate says its WA Property Interest Report is designed to complement the registered title with known unregistered interests.
How to read common entries
- Registered proprietor:confirm the seller's legal name against the contract. A mismatch needs investigation; it does not tell you, on its own, whether the sale is invalid.
- Lot, plan, volume or folio: these identify the legal parcel. Match all referenced lots and plans to the property being sold.
- Mortgage: records a registered security interest. Your adviser should confirm the settlement process for discharge; the title search normally does not state the current loan balance.
- Caveat: flags a claimed interest recorded on the register. Its effect and removal require advice and the underlying caveat document.
- Easement or covenant: the title may identify a burden or benefit and a dealing number. Read the plan and instrument to understand location, beneficiaries and restrictions.
- Unregistered or pending dealing: a recent lodgment may be awaiting registration. Ask for a check search close to settlement and advice on priority.
How to obtain the right record
- 1
Identify the jurisdiction and parcel
Use the contract, rates notice or registry index to identify the title reference and every related lot, rather than relying only on the street address.
- 2
Use the official channel
Order from the jurisdiction's land registry or an authorised information broker. Avoid an undated copy supplied without provenance.
- 3
Record the search date and time
A title is a snapshot. Keep the issued search with the contract file and arrange a later check search when your adviser recommends it.
- 4
Order referenced documents
Obtain the plan and each relevant easement, covenant, lease, caveat or scheme document instead of interpreting the dealing name alone.
- 5
Reconcile the records
Compare the title and plan with the contract, seller disclosure, physical property and intended use, then raise discrepancies before signing.
Official starting points include:
- Queensland titles and property;
- Landgate Certificate of Title search;
- South Australian Torrens title and SAILIS guidance; and
- ACT Land Titles Register search.
What to check next
A complete property review may also need the registered plan, seller disclosure, planning and council certificates, strata or community records, building and pest reports, contamination and hazard searches, and a survey. The right set depends on the location, title, property and intended use.
See property ownership types for the difference between title structure and co-ownership, and the due-diligence checklist for a broader workflow.
Use a fresh official search to identify the parcel, proprietor and registered interests, then order the referenced documents. Do not treat the title as a survey, building report or complete record of every risk.
General information only, not legal or surveying advice. Reviewed 24 August 2026. Have a solicitor or conveyancer interpret the current title and a licensed surveyor locate boundaries where required.