Quick Answer
A TAS title search shows boundary descriptions, easements, covenants, and encumbrances that define your property lines and land use rights. The key sections to check are the lot description, the encumbrances list, and any notations referencing deposited plans or instruments. Order your current title search through TitleFinder for $74.50 AUD to get started.
What a TAS Title Search Shows About Boundaries
When you order a title search TAS, the document includes several sections that carry boundary clues. Here is what to look for.
Lot and Plan Description
The title identifies the land by lot number and plan type. In Tasmania, this might reference a deposited plan, a strata plan, or an older chart map. The plan number is your pointer to the boundary dimensions — always order the plan separately if you need to see measured boundaries, as the title itself only names the plan.
Easements and Rights of Way
Easements listed on the title affect where boundaries can be built on or accessed. Common TAS entries include:
- Right of way easements — check who benefits and where the carriageway runs. These often follow boundary edges.
- Drainage and sewerage easements — these restrict building near boundary-adjacent infrastructure.
- Transmission line easements — common in rural TAS, these can carve wide strips through a property.
If the easement references a dealing or instrument number, order that document to see the exact location and terms.
Covenants and Restrictions
Covenants on TAS titles can dictate fence types, building setbacks from boundaries, or whether you can remove vegetation along a boundary line. Restrictive covenants are most common in subdivided residential estates. Positive covenants may require you to maintain shared boundary infrastructure.
TAS-Specific Boundary Risk Notes
Heritage Listings and Boundary Work
If the title includes a heritage notation, any boundary fence, wall, or structure work may need separate approval. Heritage-listed properties in TAS often have boundary walls that are part of the heritage fabric — you cannot alter or remove them without consent from the relevant authority.
Rural Boundaries and Natural Features
In rural TAS, boundaries are sometimes defined by natural features like rivers, ridgelines, or roads. These boundaries shift over time, meaning your actual boundary may not match the line on the plan. Check for:
- References to "mean high water mark" — common for coastal blocks.
- Descriptions using road centrelines — the boundary moves if the road is realigned.
- Watercourse boundaries — these can migrate with erosion or flooding.
If the title uses natural feature descriptions, consider ordering a current plan of survey to confirm where the boundary actually falls.
Strata and Unit Titles
For strata-titled properties in TAS, the title references a strata plan. The boundary of your unit is defined by the structural boundaries shown on that plan — walls, floors, and ceilings. Common property boundaries are where your unit ends and shared areas begin. Check the by-laws (often listed as encumbrances) for boundary-related rules about fences, courtyards, or exclusive-use areas.
Historic Title Issues
Older TAS titles may have incomplete boundary descriptions or reference superseded plans. Common issues include:
- Titles that predate current survey standards with vague metes and bounds descriptions.
- Old subdivision plans with discrepancies between the plan and the title area.
- Unresolved adverse possession claims that affect boundary ownership.
If you encounter historic title issues, a re-establishment survey is often needed to resolve the actual boundary on the ground.
Encumbrance Types and Boundary Impact
| Encumbrance Type | Boundary Impact | When to Order More Detail |
|---|---|---|
| Right of way | Restricts building along the easement line | Order the instrument to see exact width and terms |
| Drainage easement | Setback requirements near boundaries | Order the plan to locate pipes relative to boundary |
| Restrictive covenant | May set fence height, setback, or materials | Order the covenant document for full conditions |
| Heritage notation | Boundary walls protected — no alteration without approval | Check heritage listing for boundary-specific controls |
| Caveat | May indicate a boundary dispute or claim | Order the caveat to understand the claim |
Checklist: Reading Boundary Clues on a TAS Title
- Confirm the lot and plan description match the property you are buying.
- Read every easement entry — note which boundaries they affect and who benefits.
- Check for covenants that restrict boundary fencing, setbacks, or vegetation removal.
- Look for heritage notations — identify whether boundary structures are protected.
- Identify natural feature boundaries — flag these for further survey investigation.
- For strata titles, match unit boundaries on the strata plan to the physical space.
- Review any caveats for boundary disputes or unresolved claims.
- Order referenced plans, instruments, or dealings to get the full boundary picture.
- Compare the title area to the plan area — discrepancies can signal boundary problems.
Frequently Asked Questions
What does a right of way mean for my boundary?
A right of way gives another party legal access across part of your land. You still own the land up to the boundary, but you cannot build structures or plant trees that block the easement. Always check the instrument for the exact location and width — the title only tells you it exists, not where it runs.
How do I know if my rural boundary has moved?
If your title describes boundaries using natural features like rivers or roads, the boundary may have shifted since the plan was drawn. A current survey comparison against the deposited plan will show any discrepancy. This is especially relevant for TAS coastal and riverine properties.
Can I remove a boundary fence if it is listed as a heritage item?
No. If the title carries a heritage notation and the boundary fence or wall is part of the heritage listing, you need approval before any alteration. Check both the title encumbrances and the heritage listing details to understand the specific restrictions.
Always verify boundary details with a licensed surveyor before building, fencing, or subdividing. The title search shows recorded encumbrances and descriptions — a survey confirms where those boundaries physically sit on the ground. Order your TAS title search through TitleFinder for $74.50 AUD to start your boundary review.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- TAS Folio Text — $69.90
- TAS Folio Plan — $85.90
- TAS Torrens Scanned Dealing — $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.