A title search is the official record of who legally owns a property and what is registered against it. It is one of the first things a conveyancer checks, because it decides whether the seller can actually sell you clear title — and it surfaces anything that would come with the property or need to be cleared before settlement.
What a title search shows
| Line item | What it means | Impact on you / settlement |
|---|---|---|
| Registered owner | The legal title holder | Proves the seller has the right to transfer the property |
| Mortgage | A lender's registered security over the land | Must be formally discharged by the seller's bank at settlement |
| Easement | A right of use over the land (drainage, power, access) | Stays on title; restricts building over that section |
| Covenant | A building or land-use restriction | Stays on title; can limit height, materials, design or use |
| Caveat | A third party's claimed interest in the property | A stop-and-ask moment; usually must be withdrawn before settlement |
Where it's done in each state
- QLD: through Titles Queensland — one of the prescribed documents attached to the Form 2.
- NSW: through NSW Land Registry Services (NSW LRS) — one of the prescribed documents attached to the contract.
- VIC: through Landata — attached to the Section 32 Vendor's Statement.
Why your conveyancer re-checks it
Even though the title search is usually included in the seller's disclosure documents, your conveyancer pulls and verifies it independently during settlement preparation. The copy attached to the contract can be out of date, and a caveat or a new mortgage can appear between listing and settlement — so it is confirmed again close to the day.
The takeaway
A title search tells you whether you are buying clean title. If it shows a caveat the seller cannot explain, or a mortgage that will not be discharged, that is a stop-and-ask moment. It is a small, standard cost — see the difference between the conveyancer's fee and disbursements — and it sits alongside the seller's disclosure obligations.