How to read a property title search before you borrow against it

Most business owners have never read their own title. They bought the property, their conveyancer handled the paperwork and the certificate went into a drawer — or, these days, never existed on paper at all. Then one day they need to borrow against it quickly, and the first thing any lender does is order a title search.

Reading it yourself first is one of the simplest ways to speed up a property-secured loan. It takes a few minutes, costs a small search fee, and tells you exactly what a lender will see.

What is a title search, exactly?

It’s a snapshot of the official land register for one parcel of land at the moment you search. Australia uses the Torrens system, where the register itself is the proof of ownership and interests, so what’s on the search is what counts.

Land Use Victoria explains that a title search “shows the current information held in the Victorian Register of land, the official record for ownership of land in Victoria at the time the search is made.” Every state’s search works on the same principle, though the layout differs.

How do you get one?

State	Where to search	Notes
Queensland	Titles Queensland — OTIS online, or approved distributors	A current title search shows owners and registered interests
Victoria	Land Use Victoria, or approved information brokers	The document is called a register search statement
NSW	NSW Land Registry Services, or information brokers	Searchable by address or title reference (folio identifier)
WA	Landgate	Includes the certificate of title details and any dealings
SA, Tas, ACT, NT	The state or territory titles office, or information brokers	Similar content, different formats

You’ll usually need the property address or the title reference. The title reference is often on your council rates notice.

What are the sections of a title search?

Formats vary between states, but most searches contain the same building blocks.

1. The title reference and land description

A unique reference (volume and folio, folio identifier, or lot on plan) and a description of the land — the lot and plan number, sometimes the area, and the parish or locality. Check that it’s the property you think it is, especially if you own more than one lot or the property is a strata unit.

2. The registered owners

The names of the registered proprietors and, in some states, their addresses. This is the part that trips up the most loans. Check:

• Every name. A spouse, former partner or parent may still be on title.
• Exact spelling. Middle names, initials and maiden names must match ID or be linked by documents.
• How it’s held. Joint tenants or tenants in common, and in what shares.
• Trustees and companies. If a company or a trustee is the owner, the lender will need company and trust documents. See trust or company property.

3. Mortgages

Each registered mortgage is listed with the lender’s name and a dealing number. The search won’t show the balance — you need a payout statement for that — but it tells you how many mortgages there are and in what order.

Every one of them counts against your equity when a lender works out the combined LVR. Our page on how much you can borrow shows the arithmetic.

4. Caveats

Any caveat recorded against the title is listed, usually with the caveator’s name and the date. Titles Queensland’s search, for example, specifically lists caveats among the interests shown.

A caveat is a claim by someone to an interest in the land. It might be:

• a lender under a loan agreement (like a caveat loan);
• a purchaser under a signed contract;
• a family member claiming an interest; or
• an old claim that was never withdrawn.

Landgate’s caveat guide in WA shows the kinds of claims that can be made, from a purchaser’s interest to an “interest as equitable mortgagee”. If you see a caveat you don’t recognise, find out what it is now. It will need explaining to any new lender, and it may need to be withdrawn before a new loan can proceed. Our explainer on what a caveat on title does goes deeper.

Before going further: if you already know your property has equity and a deadline is approaching, you can start an enquiry now and we’ll order the search as part of the process.

5. Leases

Registered leases appear on the title in most states. For commercial property, a long registered lease to a good tenant can support value. For residential property, most tenancies aren’t registered.

6. Easements and covenants

Easements give others rights over part of the land — drainage, sewerage, power, access. Covenants restrict what can be done on it — building materials, height, use. Most are ordinary and don’t bother lenders. Large or unusual ones can affect value, so mention them if they’re significant.

7. Notices, writs and other dealings

Depending on the state, a search may show notices (for example, from government authorities), writs or other dealings, and any dealings lodged but not yet registered. Anything in this section deserves a close look. Some items, like a writ tied to an unpaid judgment, can stop a loan until they’re resolved.

What are the five things to check before you borrow?

Check	Why it matters	What to do if there’s a problem
All owners match ID	Every owner signs; names must match	Gather linking documents; talk to co-owners early
You recognise every mortgage	Each counts against equity	Get payout statements for each
You recognise every caveat	Unknown caveats delay or block loans	Contact the caveator; arrange withdrawal if spent
No writs or unexpected notices	Can stop a loan	Get advice and resolve before applying
Land description is right	Ensures the right property is valued	Clarify lot and plan details

What does a title search not tell you?

• Loan balances. Get payout statements.
• Value. A search doesn’t value anything; you need a valuation or appraisal.
• Council matters such as approvals for extensions, rates arrears (in most cases) or zoning detail.
• Unregistered interests that haven’t been protected by a caveat.
• Your bank contract’s terms, including any restriction on further security. See borrowing with an existing mortgage.

An illustrative example

Illustrative only.

A Toowong café owner plans to borrow against an investment unit. She orders a title search and finds two surprises: a caveat lodged eight years ago by a builder in a dispute that was settled long ago, and her surname spelled with an extra letter. She contacts the builder, who agrees to withdraw the old caveat, and she finds the document linking her names. When she applies for a caveat loan the following week, the lender’s search comes back clean and the loan funds the same day. Without her own search, both issues would have surfaced mid-application.

How does this connect to a fast caveat loan?

Speed in property-secured lending comes from having no surprises. A lender working with a clean, well-understood title can move straight to valuation and documents. A lender who finds an unexplained caveat or a missing owner has to stop and ask. Our page on what slows a caveat loan lists title surprises among the most common delays for exactly this reason.

How long does it take to fix a title problem?

It depends on the problem. A spelling difference can usually be bridged with a linking document the same day. A spent caveat can be withdrawn quickly if the caveator co-operates, and more slowly if they need chasing. A writ or a dispute can take much longer and may need legal help. That’s the best argument for reading your title early: the problems that take time to fix are the ones you want to find while you still have time.

Title looks clean? See what it can do for your business

If you’ve read your title and you’re comfortable with what’s there, you’re already a step ahead of most borrowers.

Now let us look at the numbers with you. The enquiry takes about a minute, there’s no credit check to ask, and your details won’t be dropped into a pool of lenders. A specialist reads what you send and calls to talk through the equity and your exit. If your search turned up anything unusual, say so in the form — telling us early is exactly what keeps things moving.

Put your title to work →