Property Law
Cross‑Lease to Freehold Conversions
Upgrade your cross‑lease or unit title to fee simple — increase your property value, gain full control, and eliminate shared ownership complexities.
Why Convert to Freehold?
A freehold (fee simple) title gives you complete ownership and control of your land — no shared leases, no neighbour consent required for changes, and a stronger position when selling or borrowing.
Increase Property Value
Freehold conversions typically increase a property's market value by 7% to 18%, often well exceeding the cost of conversion.
Full Control
No longer need your neighbour's consent for renovations, extensions, fences, or external changes to your property.
Better Marketability
Freehold titles are preferred by banks and buyers — easier financing, faster sales, and more straightforward insurance.
Fix Defective Titles
Remedy "defective" cross‑lease titles where the building footprint no longer matches the original flats plan — a common issue with older properties.
Estimated Costs & Timeframes
Costs vary based on the number of titles involved and site complexity — for example, whether new infrastructure like separate water meters or drainage is required.
| Item | Estimate |
|---|---|
| Total cost per property | $15,000 – $40,000 (incl. survey, consents, legal, site works) |
| Fixed‑price options | Some specialists offer from ~$13,990 + GST per unit |
| Typical timeframe | 4 – 12 months (depends on council processing & site works) |
| Value uplift | 7% – 18% increase in market value |
💡 Is it worth it?
For a property valued at $800,000, a 10% uplift represents an $80,000 increase in value — comfortably exceeding the cost of conversion. The investment almost always pays for itself, while also making the property easier to sell and finance.
The Conversion Process
A freehold conversion is technically a form of subdivision. Here are the primary steps involved.
Owner Agreement
All owners on the cross‑lease must agree to the conversion, as it replaces the shared title arrangement. We prepare the owners' agreement. Our fee to prepare the draft agreement is $603.75 (incl. GST), plus time involved in liaising with your neighbours or their lawyers and amending the draft.
Resource Consent
Your surveyor prepares the resource consent / subdivision consent application and lodges it with your local council.
Land Survey
A Licensed Cadastral Surveyor defines the new legal boundaries and prepares a scheme plan.
Site Works
Council may require physical upgrades — such as separate drainage, water connections, or service meters.
Legal & LINZ
We prepare all legal documents and lodge them with Land Information New Zealand (LINZ) to issue new freehold titles and cancel the old ones.
Common Questions
All owners on the cross‑lease must consent. If a neighbour is reluctant, we can help explain the benefits — including the potential increase in their property value. In some cases, the conversion costs can be shared between owners to make it more attractive.
A cross‑lease is considered defective when the physical building footprint doesn't match what's shown on the registered flats plan — usually because of extensions, garages, decks, or other additions built after the original plan was drawn. This can cause problems with selling, insuring, or refinancing the property. Converting to freehold permanently fixes this issue.
Yes — the process is similar but involves cancelling the unit title plan and body corporate. This is most common for two‑unit properties (such as duplexes) where a freehold title is more practical and valuable.
Most conversions take 4 to 12 months. The main variables are council processing times and whether physical site works (like separate drainage or water connections) are needed.
The Owners' Freehold Conversion Agreement sets out each owner's consent to proceed, how costs will be shared, the process to be followed, and what happens if one party withdraws. It protects all parties and provides a clear framework for the conversion. Our fee to prepare the draft is $603.75 (incl. GST), plus time for liaison and amendments.
Ready to Convert to Freehold?
We'll assess your property, explain the process, and give you a clear indication of costs — with no obligation.
Need Help with a Subdivision or Cross‑Lease?
We offer fixed‑fee estimates for most subdivision and cross‑lease work.
🏡 Buying or Selling Too?
Ask about combining your subdivision or cross-lease work with your conveyancing for a package fee. Property law clients receive a 50% discount on Wills & EPAs.