Quick Answer: Before bidding at auction in Western Australia, order a current title search ($74.50 AUD through TitleFinder) to check for green title restrictions, survey-strata by-laws, mining interests, caveats and rural zoning issues. Allow 3–5 business days for retrieval of supporting documents. There is no cooling-off period at auction in WA — title problems become your problems once the hammer falls.
Why auction buyers in WA must check title early
An auction bid creates an unconditional contract. Unlike private treaty purchases, there is no cooling-off period and no opportunity to make the contract subject to satisfactory title checks. Every encumbrance, caveat and restriction registered on title transfers with the property. Ordering and reviewing title documents before auction day is the only way to make an informed bid.
Property title documents for Western Australia auction purchases
The starting point is a current title search. This confirms the registered proprietor, lot and plan references, and lists every encumbrance, easement, caveat and notification on the title.
Order additional documents based on what the title search reveals:
- Survey-strata plan: Required when the title references a survey-strata scheme. Shows lot boundaries, common property areas and unit entitlements.
- Dealings or instruments: Order specific registered documents for any encumbrance, easement or restriction noted on title. These set out the actual terms and conditions you will be bound by.
- State Lease search: Needed if the property is held under a state lease rather than freehold. Priced at $74.50 AUD through TitleFinder.
WA local risks: what to check on title
Green title
Green title is the standard WA freehold title without a strata scheme. It is common in established suburbs and rural areas. While green title means no strata by-laws or levies, the title can still carry restrictive covenants, easements for services or right-of-way, and old subdivision conditions. Check the encumbrances section for any covenant restricting building materials, lot use or building height. If a covenant appears, order the dealing to read the full terms before bidding.
Survey-strata title
Survey-strata is common in newer WA developments and some townhouse projects. The survey-strata plan defines lot boundaries and any common property, but unlike built-strata, there are no separate buildings shown on the plan. Check the title for strata by-laws, common property boundaries and any management order. Order the survey-strata plan to verify lot dimensions, shared areas and whether you will have maintenance obligations for common property.
Mining interests
Western Australia has significant mining tenements, and some overlap with residential or rural land. A title search may show mining-related notifications or Crown reservations. Check the second schedule for any reservation to the Crown of minerals, or any mining lease notation. This is particularly relevant for properties in regional WA near resource projects. Mining tenements do not necessarily prevent residential use, but they can affect surface rights, access and future development potential.
Caveats
A caveat on title indicates a third party claims an interest in the property. Common caveats in WA include those lodged by lenders with unregistered mortgages or by parties with equitable interests from prior contracts. Identify the caveator and the nature of the claimed interest. Some caveats can be withdrawn before settlement, but others may delay or prevent transfer. If a caveat appears, use the dealing number to order the full caveat document and assess the risk.
Rural titles
Rural properties in WA frequently carry additional title complexities. Check for water rights and access easements, stock route reservations, unmade road notifications and Crown land conditions. Rural titles may include easements in gross for utility infrastructure or drainage. Verify legal access: some rural lots rely on unmade road reserves that have not been constructed, so practical access may differ from what the title suggests.
Timing: when to order each document
| Document | When to order | Typical turnaround |
|---|---|---|
| Current Title search | As soon as you shortlist the property | 1 business day |
| Survey-strata plan | After title search confirms survey-strata title | 2–3 business days |
| Dealings / instruments | After title search reveals specific encumbrances | 3–5 business days |
| State Lease search | When title shows state leasehold tenure | 1–2 business days |
Order the current title search at least two weeks before auction day. This allows time to review results, identify additional documents needed, and retrieve those documents before the auction.
Auction property due diligence checklist
- Order a current title search for the property ($74.50 AUD through TitleFinder)
- Confirm the registered proprietor matches the seller on the contract
- Review the encumbrances section: note every easement, restriction and covenant
- Check for caveats and order the caveat dealing for each one
- For green title: read all covenants and easement terms in full
- For survey-strata: order the survey-strata plan and review by-laws
- Check the second schedule for mining interests or Crown reservations
- For rural titles: verify legal access, water rights and any stock route or road reservations
- Order any dealings or instruments referenced on title
- Confirm lot and plan details match the contract and marketing material
- Assess whether identified title risks affect your bid price or decision to proceed
Frequently asked questions
Can I make an auction bid subject to title checks?
No. Auction contracts in WA are unconditional. You must complete all title searches and due diligence before auction day. If you discover title issues after winning the bid, you are still bound by the contract.
What is the difference between green title and survey-strata title in WA?
Green title is freehold without a strata scheme. You own the lot and any buildings on it outright, subject only to registered easements and covenants. Survey-strata title defines lot boundaries on a plan and may include shared common property with maintenance obligations. Each type carries different rights and restrictions — always read the title documents in full.
Do mining interests really affect residential property in WA?
Yes, particularly in regional areas. Mining tenements can coexist with residential land use, but they may affect surface rights, restrict building near mine infrastructure, or create access requirements for mining operators. Check the title schedule for any mining-related reservations or notifications, especially in resource-rich regions of WA.
This article provides general information only and does not constitute legal advice. For advice specific to your transaction, consult a qualified conveyancer or solicitor.
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.
