Quick Answer
A Victorian title search lists the registered proprietor, estate type and encumbrances including caveats, mortgages and covenants. Review the Second Schedule for claims that block sale, verify the plan reference matches the contract, and cross-check with your Section 32 statement before settlement.
What a Current Title Search Shows
When you order a Current Title / State Lease search through TitleFinder ($74.50 AUD), you receive the latest official property records for the land. The document confirms the legal owner, describes the land by reference to a plan, and lists every registered interest that burdens the title.
The register is split into two schedules. The First Schedule shows the estate (freehold or leasehold) and the registered proprietor. The Second Schedule lists encumbrances, which are third-party rights or restrictions affecting the property.
How to Spot and Interpret Caveats
A caveat is a statutory injunction that prevents further dealings with the land until the caveator’s claim is addressed. In Victoria, caveats commonly appear when a purchaser lodges to protect their deposit, a spouse asserts a family-law interest, or a judgment creditor registers a charging order.
If you see a caveat on title, settlement cannot proceed until it is withdrawn, removed by court order or lapses. Check the caveat type and date. A “purchaser caveat” with a recent date may indicate the current owner is simultaneously selling to another party. A “charge” caveat may signal unpaid debts that could become the new owner’s problem if not discharged.
Other Encumbrances to Review
Beyond caveats, the Second Schedule may reveal:
- Mortgages: The lender’s security interest. Ensure the mortgagee is ready to discharge at settlement.
- Easements: Rights for drainage, electricity or access across the land. Verify location on a plan if building or subdividing.
- Covenants: Restrictions on building design, use or subdivision. Common in master-planned estates and off-the-plan purchases.
- Owners Corporation: Notices indicating the lot is part of a strata or community title scheme. This triggers obligations for fees and common property maintenance.
When to Order Extra Documents
The title search references plan numbers and instrument numbers, but it does not show the full text of restrictions or the physical layout of easements. Order additional documents when:
- The Second Schedule cites a “Dealing” or “Instrument” number for a covenant you do not recognise. The instrument contains the exact wording of the restriction.
- You are buying into a subdivision or owners corporation. The Plan of Subdivision shows lot boundaries, common property and the location of easements.
- The title lists an “Absolute Covenant” affecting building materials or height. You need the instrument to understand whether the covenant is enforceable and if a variation is possible.
| Document | What It Reveals | When to Order |
|---|---|---|
| Current Title Search | Ownership, encumbrances, plan references | First step in due diligence; refresh within 30 days of settlement |
| Plan of Subdivision | Lot dimensions, easement locations, common property | Checking boundaries or buying units/townhouses |
| Dealing / Instrument | Full text of covenants, caveats or transfers | Unclear restriction terms or negotiating removal |
Practical Checklist for Buyers
- Confirm the vendor’s name matches the Registered Proprietor exactly.
- Review the Second Schedule for caveats that freeze the title.
- Note the plan number and ensure it matches the contract of sale.
- Identify any Owners Corporation references and order the certificate for Section 32 disclosure.
- Check for covenants if you plan to subdivide or develop.
- Verify the mortgagee will provide a discharge of mortgage before settlement.
- Cross-reference easements with a physical site inspection to ensure no unregistered encroachments.
Frequently Asked Questions
How long is a title search valid in Victoria?
A title search is typically accepted for 90 days, but you should order a fresh search within 30 days of settlement to capture any new caveats, mortgages or writs lodged since your initial enquiry.
What is the difference between a caveat and a covenant?
A caveat protects a person’s claimed interest in the estate itself, preventing sale until the claim is resolved. A covenant is a promise about land use (such as building height or style) that runs with the land and binds future owners. Caveats appear in the Second Schedule as warnings; covenants appear as restrictions.
Do I need a plan search if the title lists an easement?
Yes. The title confirms an easement exists and identifies the benefited lot, but only the Plan of Subdivision or Deposited Plan shows the physical location, width and purpose. This is essential if you intend to build fences, extensions or driveways near the boundary.
Final Checks Before Settlement
Reading a Victorian title search is straightforward once you know which schedule answers which question. Use the First Schedule to verify ownership, the Second Schedule to map risks, and the plan references to order supporting documents when boundaries or restrictions are unclear.
TitleFinder delivers Current Title / State Lease searches for $74.50 AUD, usually within minutes. Use the report to validate your Section 32 due diligence, then order plans or instruments directly if the encumbrances require deeper investigation.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- VIC Title Search — $69.90
- VIC Imaged Plan — $85.90
- VIC Instrument — $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.