Quick Answer
A property title search WA shows ownership and encumbrances, but boundary questions require checking the plan linked to that title. When you order a title search Western Australia, always order the associated diagrammatic or survey-strata plan to verify exact boundaries, easements, and building restrictions before settlement.
WA Property Boundaries: Title Types and Risks
Property due diligence WA requires understanding how boundaries are defined. In Western Australia, residential boundaries generally fall into two categories: green titles and survey-strata titles. The title register alone will not resolve a boundary question; the answer lies in the specific plan recorded against the title.
For rural properties, boundaries may rely on decades-old reference plans or unsurveyed descriptions, making a title search and plan retrieval even more critical. Furthermore, WA titles carry specific risks like mining interests and state reservations that can override surface boundaries. Relying on a fence line or a local council map is insufficient; only official property records establish the legal boundary.
Buyer Checklist: Boundary and Title Review
Work through this checklist when reviewing official property records for a WA purchase. Fencing discrepancies and unregistered easements are common settlement traps:
- Identify the title type: Determine if the property is a green title or survey-strata. This dictates how boundaries are measured and whether common property or shared walls exist.
- Order the relevant plan: A Current Title / State Lease search through TitleFinder costs $74.50 AUD and provides the register details. To check boundaries, order the diagrammatic plan or survey-strata plan referenced on that title.
- Locate easements and restrictions: Check the plan and encumbrances section for drainage easements, rights of way, or sewerage infrastructure that affect the boundary lines. These can dictate where you can build or landscape.
- Review caveats: Identify any caveats. A caveat signals a third-party interest. Order the caveat document to see if it impacts boundary access, such as a neighbour claiming a right of carriageway across the lot.
- Check mining interests: Verify whether the title includes a reservation of mining rights to the Crown, or if an active mining lease affects the land. Mining interests can grant external parties access rights across surface boundaries.
- Verify rural boundaries: For rural titles, confirm whether the boundaries are surveyed or described by natural features like waterways. Order any reference plans to understand historical boundary movements or unfenced sections.
- Inspect for encroachments: Compare the survey-strata or diagrammatic plan against a physical inspection. If a fence, shed, or retaining wall breaches the boundary, you may need to order a survey plan or negotiate a boundary realignment before settlement.
Comparison: Green Title vs Survey-Strata
Understanding the difference between these two title types is essential for boundary due diligence.
| Feature | Green Title | Survey-Strata |
|---|---|---|
| Boundary Definition | Shown on a diagrammatic sketch in the Volume/Folio | Defined by precise survey measurements on a Strata Plan |
| Common Property | None; owner holds full boundary to the lot | Can include shared driveways, common areas, or shared walls |
| Typical Use | Freestanding residential blocks | Townhouses, duplexes, or newly subdivided lots |
| Easements | Listed on title, shown on diagram | Listed on title, detailed on survey-strata plan with dimensions |
| Building Envelope | Subject to local council setbacks | May have specific building envelopes defined on the plan |
When to Order Additional Dealings and Plans
The initial title search reveals what is registered, but not always the specific details. A title alone will not show the physical shape of the lot or where building envelopes sit. You must order specific documents based on what you find in the register:
- Diagrammatic Volume/Folio: If the title is a green title, order this to see the visual sketch of the lot and any marked easements. Note that this is a sketch, not a detailed survey.
- Survey-Strata Plan: Order this if the title refers to one. It shows exact dimensions, common property boundaries, and detailed easement locations. This is required if you are planning extensions near a boundary.
- Dealings/Instruments: If the title lists an easement, restrictive covenant, or caveat, note the document number. Order the specific dealing to read the full terms. This tells you exactly who can cross the boundary and for what purpose.
- State Lease Documents: For leasehold properties, ordering the State Lease document alongside the title search is necessary to understand boundary conditions, permitted land uses, and lease terms.
- Mining Tenements: If a mining interest is noted, order the relevant tenement document to understand the depth and surface access rights associated with the lease.
Always verify boundary details against official property records. If fences or structures do not match the plans, consider ordering a licensed surveyor's report prior to settlement.
This article provides general information. Boundary disputes and encumbrance interpretations may require advice from a qualified legal professional.
Frequently Asked Questions
Does a property title search WA show exact boundary measurements?
Only if the title is a survey-strata. Green titles rely on a diagrammatic sketch which is not a precise survey. For exact measurements, you need
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.
