How to Read a WA Title Search: Encumbrances, Green Title and Mining Interests Explained

Quick Answer: A WA title search reveals the registered proprietor, encumbrances, easements, caveats and other interests on a property. To read it effectively, confirm the owner, scan the encumbrances for caveats, restrictive covenants and mining interests, identify whether it is a green title or survey-strata, and cross-reference the deposited plan for boundaries. Order a Current Title / State Lease search through TitleFinder for $74.50 AUD.

What a WA Title Search Shows You

A title search in Western Australia pulls from official property records and returns the current state of the certificate of title. The document has three sections every buyer must read:

• Header and title reference: The volume/folio number, title type (green title, survey-strata, strata), and local government area.
• Registered proprietor: The current legal owner. Confirm the name matches the vendor on the contract of sale.
• Encumbrances and interests: Every registered encumbrance, easement, caveat, restrictive covenant or mining interest appears here with a reference number.

Reading the Encumbrances Section

When you learn how to read title search WA documents, the encumbrances section demands the most attention. Each entry has a dealing number you can use to order the full instrument text. Common encumbrances include:

Caveats

A caveat warns that someone claims an interest in the property. Caveats block certain dealings on the title until resolved. For auction due diligence property title Western Australia purchases, a caveat can stall settlement or signal a dispute. Always check who lodged it and what interest they claim.

Easements

Easements grant rights over part of the land — sewerage, drainage, right of way, or utility access. They appear in the encumbrances section by reference number. The deposited plan shows their physical location on the lot. An easement does not remove land from your title but restricts what you can build within that area.

Restrictive Covenants

Restrictive covenants impose building or use conditions. Common examples include minimum floor area, single-storey limits, or material requirements. These run with the land and bind future owners. Read each one — a restrictive covenant can prevent renovations or redevelopment.

Mining Interests

Western Australia has specific mining interest provisions. If a mining lease, exploration licence or mining tenement appears on the title, a third party may have rights to access or extract minerals from the land. This is a material risk for rural and peri-urban properties. Title encumbrances WA buyers overlook most often are mining interests, because they seem rare until they appear on your search.

Green Title, Survey-Strata and Strata: What to Check

The title type changes what you need to verify. Here is a comparison of the three main residential title types in WA:

Green Title

A green title means you own the lot outright with no common property. WA green titles are the simplest to read but still check for easements and restrictive covenants. Order the deposited plan to confirm boundaries, especially on corner lots or irregular-shaped blocks.

Survey-Strata

Survey-strata titles divide land into lots based on a survey plan and may include common property areas like driveways. Check the survey-strata plan for easements and common property obligations. These may not appear on the title itself but sit on the plan.

Strata Title

For apartments and townhouses, the strata plan defines unit boundaries and by-laws. Order the strata plan and by-laws. Check for special by-laws restricting renovations, pets, or use. The title will reference the strata plan number — use that number to order the full document.

Rural Titles: Extra Checks

Rural titles in WA carry specific risks. Beyond standard encumbrances, check for:

• Mining interests and tenements: Common on rural and regional titles. A mining lease can override surface rights.
• Water rights and easements: Rural land often has easements for water supply, drainage, or stock routes.
• Multiple encumbrances: Broadacre titles may have several registered encumbrances. Read each one.
• Unimproved value and rates: Confirm council rates and any special levies tied to the land.

When to Order Additional Documents

A title search is your starting point, not your finish line. Order extra documents when:

• You find an encumbrance: Use the dealing number on the title to order the full instrument. This tells you the exact terms of an easement, covenant or caveat.
• You need boundary confirmation: Order the deposited plan, survey-strata plan, or strata plan using the plan number on the title.
• Caveats appear: Order the caveat document to understand who lodged it and the nature of their claim.
• Mining interests appear: Order the relevant instrument. Mining interests can have significant implications for use and value.

Auction Due Diligence Checklist for WA Titles

1. Order a Current Title / State Lease search ($74.50 AUD through TitleFinder)
2. Confirm the registered proprietor matches the vendor
3. Identify the title type — green title, survey-strata, or strata
4. Read every encumbrance entry and note dealing numbers
5. Check for caveats — order the caveat document if present
6. Check for mining interests — order the instrument if present
7. Order the relevant plan (deposited, survey-strata or strata plan)
8. Cross-reference easement locations against the plan
9. Review restrictive covenants for building or use limits
10. For rural titles, check water easements and mining tenements
11. Confirm all documents are reviewed before auction day — you cannot make a purchase conditional on due diligence at auction

This article is a general guide, not legal advice. Consult a conveyancer or solicitor for advice specific to your transaction.

Frequently Asked Questions

What is the difference between a green title and survey-strata in WA?

A green title grants sole ownership of the lot with no shared common property. A survey-strata divides land into lots via a survey plan and may include common property areas like shared driveways. Both require checking the relevant plan for easements and boundary details, but survey-strata titles carry additional obligations for common property maintenance.

Can I bid at auction if there is a caveat on the title?

Yes, you can bid, but a registered caveat may prevent the transfer from being registered until resolved. Before auction, order the caveat document to understand who lodged it and what interest they claim. Factor in the risk that settlement could be delayed or the caveat may need to be removed or withdrawn before completion.

What does a mining interest on a WA title mean for the owner?

A mining interest on a WA title means a third party holds registered rights to explore or extract minerals from the land. This can affect surface use, restrict building, and change the land's value. In WA, mining tenements and exploration licences are common on rural and peri-urban titles. Always order the full instrument referenced on the title to understand the scope of the mining interest before you commit to purchase.

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.