Quick Answer
Order a current title search first to confirm ownership and identify all encumbrances. Then request plan and dealing copies based on what the title reveals. WA investors must check for local risks including green title encumbrances, survey-strata by-laws, mining interests, caveats and rural title conditions that can affect development potential and settlement.
Why WA Investors Need Rigorous Title Searches
Western Australia's land system includes title types and third-party rights not common in other states. Green titles, survey-strata subdivisions and mining tenements can all change what you can do with a property. A title search shows you exactly what is registered against the land so you can assess risk before committing.
Property investor due diligence in WA is not just about confirming who owns the land. Mining interests can override surface rights in certain areas. Caveats can block settlement. Rural titles often carry conditions that limit subdivision or development. The title search is where you find these issues early.
Key Property Title Documents Western Australia Investors Need
Current Title Search
The starting point for every transaction. A current title search confirms the registered owner, the volume/folio reference, and lists every encumbrance, easement, caveat and restrictive covenant. Order this first. A Current Title / State Lease search through TitleFinder is $74.50 AUD.
Deposited Plan or Strata Plan
When the title references a deposited plan or strata plan, order a copy. The plan shows lot boundaries, easement positions, common property and, for survey-strata titles, the surveyed lot dimensions. This document answers questions about building envelopes, setbacks and boundary walls.
Dealings and Instruments
Each encumbrance, caveat, easement or covenant on the title has a registered dealing number. Order copies of the specific dealings that affect your intended use. A restrictive covenant might prevent subdivision; a section 70A notification might impose building conditions. The dealing document contains the actual terms you need to assess.
Local Risk Factors in WA Title Searches
Green Title
A green title is a freehold Certificate of Title. While green title generally means you own the land in fee simple with no strata by-laws, the title can still carry restrictive covenants, easements or older encumbrances that limit subdivision, building height or land use. Check every entry on the schedule of encumbrances, not just the first few lines.
Survey-Strata Titles
Survey-strata subdivisions define lot boundaries by surveyed dimensions rather than by building walls. They can still include common property and by-laws. Before purchasing, review the strata plan and by-laws for restrictions on renovation, short-term letting, exterior changes or pet ownership. These restrictions directly affect rental yield and resale value.
Mining Interests
WA's mining legislation can grant third parties rights to explore or mine on land you intend to purchase. Mining tenements and exploration licences are not always visible on a standard title search. For rural, regional or peri-urban properties, check official property records for mining tenements separately. A mining interest can impose access rights, restrict building or require compensation arrangements.
Caveats
A caveat on title prevents registration of further dealings until it is withdrawn or lapses. For investors, a caveat usually signals a dispute or an equitable interest claim. Read the caveat's grounds and assess whether it will block settlement. Your conveyancer can advise on whether the caveat can be removed before or at settlement.
Rural Titles
Rural and pastoral titles in WA often carry conditions about land use, fencing, water rights and native title. If the property is held under a state lease rather than freehold, review the lease term, remaining period and renewal options. Rural titles may also have restrictive covenants preventing further subdivision or requiring specific land management practices.
When to Order Each Document
| Document | What It Reveals | When to Order |
|---|---|---|
| Current Title Search | Ownership, encumbrances, caveats | Before offer or during cooling-off period |
| Deposited / Strata Plan | Lot boundaries, easement positions, common property | After reviewing title, if a plan is referenced |
| Dealings / Instruments | Terms of easements, covenants, mortgages | After identifying dealing numbers on the title |
| Mining Tenement Check | Exploration or mining rights over the land | During due diligence for rural or regional properties |
WA Title Search Checklist for Property Investors
- Order a current title search through TitleFinder ($74.50 AUD)
- Confirm the registered owner matches the seller on the contract
- List every encumbrance, easement and restrictive covenant on the title
- Check for caveats; if found, read the grounds and assess settlement impact
- Identify the title type: freehold (green title), survey-strata, strata or state lease
- For survey-strata or strata: order the strata plan and review by-laws
- Order the deposited plan or strata plan referenced on the title
- Order dealing copies for any encumbrances affecting your intended use
- For rural properties: check official property records for mining tenements
- Verify state lease terms if the property is leasehold rather than freehold
- Cross-check title findings with local council zoning and planning overlays
- Discuss all findings with your conveyancer before proceeding to settlement
Frequently Asked Questions
What is the difference between a green title and a survey-strata title in WA?
A green title is a freehold title with no strata by-laws or common property. A survey-strata title defines lot boundaries by surveyed dimensions and may include common property and by-laws governing how lots can be used or modified. Both can carry registered encumbrances and restrictions that affect your investment.
Can a mining interest affect my WA property purchase?
Yes. A registered mining tenement can give the holder rights to access and use the land for exploration or mining. This does not automatically prevent building, but it can impose conditions or require compensation. Always check for mining interests when purchasing rural or regional land in WA by searching official property records.
How long does a WA title search take through TitleFinder?
TitleFinder processes WA title searches within one business day. You receive the official current title
Use this guide as a reference, then order the actual record that answers your question: If you are unsure, start with the current title search, then add the plan or instrument if the title points to one.Order the right TitleFinder document
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.
