Official Council Document
LIM Report
LIM Report and Title Search Together
Quick Answer
A LIM tells you what the council holds — consents, zoning, hazards. A record of title tells you who owns the land and what is legally registered against it. Neither answers the other's question, and most buyers need both. Ordering them together is one process instead of two.
The most common gap in New Zealand property due diligence is ordering one of these and assuming it covers the other. It does not, and the two documents come from entirely different systems: the LIM from the local council, the record of title from Land Information New Zealand. A buyer with only a LIM does not know what easements or covenants bind the land. A buyer with only a title does not know whether the extension was consented. Both gaps have cost people money.
Key Facts
Online Delivery
Delivered online via email
What Is This Document
The bundle is both documents ordered through one process. The record of title, held by Land Information New Zealand, shows the registered proprietor, the legal description, the tenure — fee simple, cross-lease, unit title or leasehold — and every interest registered against the land: mortgages, easements, covenants, caveats. The LIM, issued by the territorial authority, shows what the council holds. Together they answer the ownership question and the council question.
Which Document Do I Need
If you are buying, you need both, and most solicitors will say so.
If you are only checking who owns a property, the title alone is sufficient.
If you are only checking consent history on a property you already own, the LIM alone will do.
For a purchase, ordering one and not the other leaves a gap that typically surfaces at the least convenient moment.
What Information Is Included
The LIM
consents, code compliance, zoning, rates, drainage and services, hazards, notices
The record of title: registered proprietor, legal description, tenure type, and all registered interests including mortgages, easements, covenants and caveats
Where the title is cross-lease or unit title, the associated documentation matters considerably — cross-lease properties in particular carry restrictions buyers frequently do not anticipate
Why People Order
Because the two documents catch different problems.
Unconsented work appears on the LIM, not the title.
A right of way across your land appears on the title, not the LIM.
A cross-lease structure that restricts what you can alter appears on the title.
A flood hazard notation appears on the LIM.
Buyers who order only one find out about the other category later, usually from their solicitor, usually with less time than they would like.
Real World Use Cases
A buyer's title reveals a cross-lease arrangement requiring the other owner's consent for any alteration, while the LIM reveals a previous alteration made without it.
A purchaser finds a right of way on the title benefiting a neighbouring property and a drainage easement on the LIM.
An investor confirms ownership and mortgage position from the title and consent status from the LIM before committing.
Council & Property Context
New Zealand splits property information across two statutory systems and neither holds the other's data. Land Information New Zealand maintains the title register under the Land Transfer Act 2017 — one system, consistent format, available quickly. The 67 territorial authorities separately maintain property files, each in its own system, with a 10 working day statutory processing window. That difference in speed is worth knowing: the title generally arrives well before the LIM, so ordering together does not mean receiving together.
Common Mistakes
Assuming a LIM shows ownership.
Assuming a title shows consent history.
Ordering only the title because it arrives faster, and never getting round to the LIM.
Not reading the cross-lease documentation where the title is cross-lease, which is where the restrictions live.
Assuming the agent's property file contains current versions of either.
When Not Sufficient
Together these two documents cover the council record and the legal ownership position. Neither covers physical condition — a building inspection remains a separate engagement, and on older properties it is the third document most buyers need. Neither is legal advice; your solicitor interprets what they mean for your contract.
How To Order
Enter the property address and select the bundle. We order the record of title and lodge the LIM application with the relevant territorial authority. The title is generally delivered first because it is not subject to the council processing window; the LIM follows when the council releases it.
Turnaround & Delivery
Councils must supply a LIM within 10 working days of receiving a complete application. That timeframe is set by section 44A of the Local Government Official Information and Meetings Act 1987. The record of title is not subject to that window and is generally available considerably faster. Ordering together means the title arrives first and the LIM follows — you are not waiting for both before receiving either. Fast Track Processing at NZ$299 applies to the LIM component.
Frequently Asked Questions
What is the difference between a LIM and a title search?
A LIM is the council's record — consents, zoning, rates, drainage, hazards. A record of title is the ownership register held by Land Information New Zealand — who owns it and what is registered against it. Different bodies, different information.
Do I need both a LIM and a title search?
For a purchase, almost always. They catch different problems: unconsented work shows on the LIM, easements and covenants show on the title. Ordering one and not the other leaves a gap.
Which should I order first if I can only do one now?
If a decision is imminent, the title arrives faster because it is not subject to the council's 10 working day window. But the LIM takes longer, so ordering it early matters more — the title can catch up.
Does the title show unconsented building work?
No. The title records legal ownership and registered interests. Consent history is council-held and appears on the LIM. This is the single most common misunderstanding in New Zealand property due diligence.
Will I receive both documents at the same time?
Generally not. The record of title is usually available well before the LIM, because LIMs are subject to a statutory council processing window of up to 10 working days.
Why does a cross-lease title matter?
Cross-lease ownership carries restrictions that frequently surprise buyers — including needing the other owner's consent for alterations. Those restrictions appear in the title documentation, not on the LIM.
Continue Your Property Due Diligence
The council record and the ownership record together. Order both in one process.
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Property Records Team
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