Quick Answer: A title search for property investors in WA confirms ownership, encumbrances and title type. Order a Current Title search ($74.50 AUD through TitleFinder) before making an offer, then follow up with plans, dealings or instruments depending on what the title reveals. WA investors must specifically check for green title vs survey-strata differences, mining interests, caveats and rural title conditions.
Why WA Investors Cannot Skip Title Due Diligence
Property investor due diligence in Western Australia differs from eastern states. WA titles carry unique risks—mining interests that override surface rights, survey-strata schemes with shared infrastructure, and rural titles with restrictive covenants. Ordering the right property title documents at the right time prevents settlement delays and hidden liabilities.
Key Property Title Documents Western Australia Investors Need
1. Current Title Search
This is the starting document. It confirms the registered proprietor, any encumbrances (mortgages, caveats, easements), and the title type. Through TitleFinder, a Current Title or State Lease search costs $74.50 AUD. Order this first—it determines every subsequent document request.
2. Deposited Plan / Strata Plan
Order when the title references a plan number. The plan shows lot boundaries, easement locations, common property (for strata) and set-back requirements. Essential for survey-strata titles where shared driveways or walls exist.
3. Dealings and Instruments
When the title lists a registered dealing number—such as a caveat, easement, restrictive covenant or mortgage—order the instrument to read the full terms. Short encumbrance codes on the title rarely explain the actual obligations.
4. State Lease Documents
If the property is Crown leasehold (common in parts of WA), you need the State Lease terms, not just the title. Lease conditions may restrict land use, require improvements, or impose rent reviews.
WA-Specific Title Risks Investors Must Check
Green Title
A green title indicates the most straightforward freehold ownership in WA—no shared walls, no strata company. However, green title does not guarantee no easements or covenants exist. Always check the encumbrances section. A green title lot can still carry drainage easements, rights-of-way or building covenants that restrict development.
Survey-Strata Title
Survey-strata titles divide land into separate lots without creating a strata company, but they often include shared driveways, walls or service infrastructure. Check the plan for common property boundaries and any survey-strata by-laws registered as instruments. Maintenance obligations for shared areas can create unexpected costs.
Mining Interests
WA is unique among Australian states for the extent of mining-related encumbrances on property titles. Mining leases, exploration licences or mineral rights reservations can appear on title or exist separately. Even on suburban lots, residual mining interests may give third parties access rights. If the title references a mining-related dealing, order the instrument immediately.
Caveats
A caveat on a WA title signals someone claims an interest—often a purchaser under an uncompleted contract, a lender, or a party in dispute. Caveats block new registrations. For investors, a caveat means the vendor may not have clear ability to transfer. Identify the caveator and their claim before proceeding.
Rural Titles
Rural and semi-rural WA properties frequently carry conditions relating to water access, stock routes, native title considerations and shire-specific building envelopes. The title search may reference conditions that only the full instrument explains. Rural transactions also risk unregistered improvements or informal access arrangements that the official property records will not show—always pair your title search with a physical inspection.
When to Order Each Document
Order the Current Title search before making an offer. If the title shows encumbrances, order plans and instruments within your due diligence period. For settlement, your conveyancer will order a final title search close to the settlement date to confirm no new encumbrances have been registered.
WA Property Investor Title Search Checklist
- Order Current Title search ($74.50 AUD via TitleFinder) before offer
- Identify title type: green title, survey-strata, strata or Crown leasehold
- Check registered proprietor matches the vendor
- List all encumbrances: mortgages, caveats, easements, covenants, mining interests
- Order Deposited Plan or Strata Plan if a plan number appears
- Order dealing/instrument for every encumbrance number listed
- For survey-strata: check common property and maintenance obligations
- For mining interests: read the instrument for access rights and compensation
- For caveats: identify the caveator and verify the claim can be resolved before settlement
- For rural titles: check for water, stock route and building conditions
- For State Lease properties: read full lease terms and rent review clauses
- Order a final title search near settlement to confirm no new registrations
Document Comparison
| Document | Answers | When to Order |
|---|---|---|
| Current Title Search | Who owns it? What encumbrances exist? What title type? | Before offer |
| Deposited / Strata Plan | Where are the boundaries? What is common property? | If plan number on title |
| Dealing / Instrument | What are the full terms of an encumbrance? | If encumbrance number on title |
| State Lease | What conditions and rent apply to Crown leasehold? | If property is leasehold |
Frequently Asked Questions
Is a green title always the safest option for WA investors?
Green title means freehold with no shared walls or strata company, which simplifies ownership. But green title lots can still carry easements, covenants and mining interests. Always check the encumbrances on the title search, not just the title type.
How do I know if a mining interest affects my WA property?
The Current Title search lists any registered mining-related dealings. If a dealing number appears, order the instrument to understand what access or compensation rights exist. Some older mining interests may not appear on current titles—independent research may be needed for high-risk areas.
Can I settle a property with a caveat on the title?
Settlement requires the caveat to be withdrawn or removed so the transfer can register. Identify the caveator and their claim early. Some caveats (such as a purchaser's caveat protecting an existing contract) are routine. Others signal disputes that must be resolved before settlement.
This article is general information only, not legal advice. 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.