Quick Answer
A current title search is the baseline for any Queensland property investment. It confirms the registered owner, encumbrances, easements and other interests affecting the land. Order the current title search through TitleFinder for $74.50 AUD before you sign a contract, then re-check before settlement to catch any late registrations.
Core property title documents Queensland investors must order
Current Title Search
This is your starting document. It shows the registered proprietor, any mortgages, caveats, easements, covenants and other registered interests. For investors, the critical checks are:
- Is the seller the registered owner?
- Are there caveats from third parties?
- Does the title type match your expectations (freehold vs leasehold)?
- Are easements or covenants listed that restrict development or use?
Survey Plan
Order this when the title search references easements, when boundaries are unclear, or when you plan to develop. The survey plan shows lot boundaries, easement locations and building footprints. It answers: where exactly does that drainage easement run, and does it affect where you can build?
Dealings and Instruments
The title may list registered dealings such as mortgages, leases and easement deeds. Each dealing has a reference number. Order the full instrument when you need the actual terms — for example, the specific conditions of a registered lease or the exact obligations in a covenant.
Body Corporate Records
For units and townhouses, the title search references the community titles scheme. Body corporate records are separate and must be ordered independently to check levies, by-laws, sinking fund balances and pending disputes.
Queensland-specific risk areas investors must check
Easements
Queensland titles commonly list easements for drainage, sewerage, power and access. An easement on the title tells you it exists; the survey plan shows where it runs across the lot. If you are buying for development, check whether easements make your intended build position unviable. Order the survey plan alongside the title search when easements are registered.
Survey Plans and Boundary Issues
For older subdivisions or rural properties, boundaries may not match fences. The survey plan is the definitive reference. Order it when buying rural land, corner lots, or any property where boundary position affects your plans.
Body Corporate Risks
Units and townhouses in Queensland are governed by community titles legislation. The title search identifies the scheme but does not disclose financial health. Order body corporate records to check:
- Current and projected levies
- Sinking fund adequacy for major works
- By-laws that restrict short-stay letting or pets
- Pending or active disputes
Leasehold (State Lease) Properties
Some Queensland properties — particularly canal estates, rural areas and certain residential developments — are held under State Lease rather than freehold. A Current Title / State Lease search through TitleFinder ($74.50 AUD) identifies the tenure type and lease conditions. Check remaining lease term, rent review provisions and any restrictions on improvements or transfer.
Coastal and Flood-Prone Property
Queensland's coastal and flood-prone areas carry specific registered interests. The title may show restrictions related to tidal boundaries, coastal management districts or flood overlays. Check for registered easements for coastal protection works, covenants restricting building below certain levels, and any registered interests from authorities.
When to order each document
Before signing the contract: Order the current title search to confirm ownership and identify red flags. Order the survey plan if easements, boundary questions or development plans are relevant.
During cooling-off or due diligence period: Order full dealings and instruments to read the terms of any registered leases, covenants or easement deeds. Order body corporate records for unit and townhouse purchases.
Pre-settlement: Re-order the current title search to check for registrations since your first search, including new caveats, mortgages or writs.
| Document | What it tells you | When to order |
|---|---|---|
| Current Title Search | Owner, tenure type, registered interests, easements, caveats | Before contract + pre-settlement |
| Survey Plan | Lot boundaries, easement locations, building footprints | Before contract if developing or if easements exist |
| Dealings / Instruments | Full terms of registered mortgages, leases, covenants | During due diligence period |
| Body Corporate Records | Levies, by-laws, sinking fund, disputes | During due diligence (units/townhouses) |
Property investor due diligence checklist
Before contract
- Order current title search through TitleFinder ($74.50 AUD)
- Verify seller is registered owner
- Check tenure type: freehold or leasehold
- Identify all registered easements, covenants and caveats
- Order survey plan if easements exist or development is planned
- For leasehold: check lease term and conditions
During due diligence
- Order full dealings/instruments for any registered interests
- Order body corporate records for units and townhouses
- Check body corporate levies, by-laws and sinking fund
- For coastal/flood properties: review any registered restrictions
Pre-settlement
- Re-order current title search to catch late registrations
- Confirm no new caveats, mortgages or writs registered
This article is a general guide only. Property transactions involve specific legal and financial considerations — always verify your position with a qualified professional before proceeding.
Frequently asked questions
Can I rely on the seller's title search?
No. A search provided by the seller may be outdated or selective. Always order your own current title search to verify the position as at the date of your search.
What is the difference between a title search and a survey plan?
A title search lists registered interests but does not show where they physically sit on the land. A survey plan maps lot boundaries and easement locations. You need both when easements or boundaries affect your plans.
Do I need a separate title search for each lot?
Yes. Each lot has its own title. If you are buying a multi-lot site, order a separate title search for each lot. The same applies if an easement crosses multiple lots — each title and its corresponding survey plan must be checked individually.
Order the right TitleFinder document
Use this guide as a reference, then order the actual record that answers your question:
- Current Title / State Lease — $74.50
- Image of Survey Plan (SP/RP) — $85.90
- Image of Dealing 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.