Buying at auction in Western Australia means you cannot make the contract subject to satisfactory title checks. Your due diligence must be complete before auction day. This checklist covers the documents to order, the timing that matters, and the WA-specific risks that catch buyers out.
Quick Answer
Order a current title search for $74.50 AUD through TitleFinder before auction day. Review it for encumbrances, easements, caveats and WA-specific risks including green title restrictions, mining interest reservations, survey-strata conditions and rural title covenants. Follow up with plan searches and instrument copies for anything the title references.
What a Title Search Reveals for Auction Purchases
A current title search from official property records confirms the registered proprietor, the estate in fee simple (or state lease), and every registered encumbrance, caveat, easement and interest recorded against the lot. For auction buyers, this is the starting point: it tells you whether the seller is the registered owner, whether any third party has a registered claim, and what restrictions affect the land use.
Key Property Title Documents Western Australia Buyers Need
Current Title Search
The primary document. It lists the registered proprietor, the estate type (fee simple or state lease), and all registered dealings. Order this first. Cost: $74.50 AUD through TitleFinder.
Certificate of Title (Historical)
For older transactions, the previous certificate of title may reveal conditions that carried forward. Check whether the title is a limited title, which signals incomplete survey boundaries.
Plan Searches
The title references a deposited plan or survey-strata plan. Order the plan when the title shows easements, restrictions or common property. A plan search shows the spatial layout of easements, lot boundaries, and in survey-strata schemes, the common property areas.
Dealings and Instruments
Each encumbrance number on the title links to a dealing or instrument. Order copies of any that affect the lot — mortgage documents, easement deeds, restrictive covenants, section 70A notifications, or profit a prendre. These documents contain the actual conditions and restrictions.
Caveat Search
A caveat prevents registration of further dealings without notice to the caveator. For auction purchases, a registered caveat can block settlement. Identify who lodged it and why.
WA-Specific Local Risks
Green Title
Green title in WA means the lot is held in fee simple without common property — distinct from survey-strata or strata titles. Green title lots can still carry easements for drainage, rights of way, and services. Check the title and plan for easement burdens. A green title lot with an easement over it is not the same as a vacant green title with no burdens.
Survey-Strata Title
Survey-strata schemes allow subdivision without a building on each lot. The scheme diagram shows common property areas and lot boundaries. Check the by-laws lodged as part of the scheme for maintenance obligations and use restrictions. Confirm whether the survey-strata scheme is subject to a management statement.
Mining Interests
In WA, the Crown reserves rights to minerals under many freehold titles. The title search may show a reservation to the Crown for mining purposes. For rural and peri-urban properties, check whether mining tenements or exploration licences overlap the lot. This directly affects your use and resale value.
Caveats
WA caveats are common in auction scenarios where a seller has refinanced or a builder has unpaid accounts. A caveat blocks registration of a transfer until withdrawn or court-ordered. Before bidding, confirm the caveat can be discharged at or before settlement.
Rural Titles
Rural freehold in WA often carries conditions from the original Crown grant. Look for restrictive covenants limiting subdivision, building types, or land use. Water rights and access easements may be registered separately. Rural titles also frequently have limited titles where the original survey has not been upgraded.
Timing: When to Order What
| Document | When to Order | Why |
|---|---|---|
| Current Title Search | 7–14 days before auction | Confirms ownership, reveals encumbrances |
| Plan Search | Immediately after title review | Maps easements and boundaries |
| Dealing/Instrument Copies | Within 48 hours of title review | Details the conditions behind each encumbrance |
| Caveat Check | 7 days before auction | Confirms whether caveats can be cleared |
| Updated Title Search | 1–2 days before auction | Catches late registrations or new caveats |
Auction Property Due Diligence Checklist
- Order a current title search through TitleFinder ($74.50 AUD)
- Confirm the registered proprietor matches the auction seller
- Identify the estate type: fee simple, state lease, limited title
- List every encumbrance, easement, caveat and notification on the title
- Check for green title status vs survey-strata — note common property and by-laws
- Review Crown reservations for mining interests
- Order plan search for any referenced deposited or survey-strata plan
- Order instrument copies for every encumbrance that affects use or value
- Verify caveats: identify caveators and discharge timelines
- For rural titles, check for subdivision covenants, water easements, limited title status
- Order an updated title search 1–2 days before auction
- Confirm all documents are reviewed and risks assessed before you bid
Frequently Asked Questions
How much does a WA title search cost?
A current title or state lease search through TitleFinder costs $74.50 AUD. Plan searches and instrument copies are additional. Most auction buyers spend $150–$300 total on document orders depending on the number of encumbrances.
Can I do my title search after the auction?
You can, but it defeats the purpose. Auction contracts in WA are unconditional. If you discover a caveat, a mining reservation, or a restrictive covenant after winning the bid, you are locked in. Complete your auction property due diligence before auction day.
What is the difference between green title and survey-strata in WA?
Green title means sole ownership of the lot with no shared common property. Survey-strata allows shared common property areas and by-laws governing maintenance and use. Both can carry easements and restrictions. The title search and plan search together show the full picture.
This article is general information only and does not constitute legal advice. Always consult a qualified conveyancer or solicitor for advice specific to your transaction.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- WA Title Search — $79.90
- WA Survey Search — $85.90
- WA Document Search — $91.80
If you are unsure, start with the current title search, then add the plan or instrument if the title points to one.
Need the title search? Use the TitleFinder product links above to order the current title, plan, instrument or state-specific property record you actually need.
