Purchasing a Property

The Complete Guide to Buying a Property in New Zealand

Buying a home, investment, farm or commercial building is one of the biggest decisions you'll make. This guide explains, in plain English, what to check before you sign, what can go wrong, and how we protect you at every step.

Your purchase, done properly

Under New Zealand law the general rule is buyer beware. Once your agreement is unconditional, you usually own the property "as is" — problems and all. The work you (and we) do before you sign is what keeps you safe.

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We check before you commit

Send us the draft agreement before you sign. We review the title, add the right conditions, and tailor special clauses to your property — so the agreement protects you, not just the vendor.

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Everything from home

Online quotes, online onboarding, and clear guidance by email, phone or Zoom. If you'd rather meet face to face, we're happy to see you in our offices too.

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Your objectives come first

We take the time to understand what you're trying to achieve — the right ownership structure, the right conditions, the right protections — and we explain everything in plain English.

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Step 1 — Do your homework before you offer

A few careful checks now can save you tens of thousands of dollars later. Here's what to look at — and what we look at for you.

Before making an offer, the property's record of title needs to be checked. It tells you:

  • The legal owner — so you know you're dealing with the actual seller.
  • The type of title — freehold, leasehold, unit title or cross lease (each works quite differently — see Ownership types).
  • Easements — rights for others (such as utility companies or neighbours) to use part of your land, for example for power lines or drains.
  • Covenants — restrictions on how you can use or build on the land, such as building height limits or required materials.
  • Mortgages and caveats — a lender's rights over the property, or a notice that someone else claims an interest in it.
Natural hazard notices — a serious warning sign

If a council has allowed building on land at risk from natural hazards (flooding, erosion, subsidence), a notice under section 36(2) of the Building Act 1991 or section 72 of the Building Act 2004 may be recorded on the title. These notices matter because:

  • Insurers may refuse or limit cover for the buildings.
  • Natural hazard (EQC-type) cover for land or building damage may be declined.
  • They can affect the property's value and future saleability.

If a notice appears on the title, you need a LIM report and usually an engineering report to understand exactly what the hazard is and how it could affect the property. We will always flag these notices for you and explain what they mean.

A Land Information Memorandum (LIM) from the local council gathers together what the council knows about the property, including:

  • Consents, permits, certificates, notices, orders and requisitions affecting the land or buildings
  • Special land features — potential erosion, subsidence, slippage, flooding, and hazardous contaminants
  • Rates and the government valuation
  • District plan (in Auckland, Unitary Plan) provisions affecting the property
  • Stormwater and sewerage drains — private and public
  • Protected trees, heritage classifications, and notifications from utility operators

Review any negative comments carefully and consider whether your insurance will cover those risks. But be aware of what a LIM doesn't do: it gives no guarantee about the condition of the buildings, and it doesn't compare the council's records against what's actually been built on the site.

The council's property file (usually available to purchase online) contains the building consents, plans and inspection records for the property. Comparing this file against the actual buildings on site is the only reliable way to identify unconsented or unauthorised building work — the LIM won't do this for you.

Why it matters:

  • Every building consent issued after 1991 should have a Code Compliance Certificate (CCC). Missing CCCs are a red flag.
  • Unpermitted work can mean your insurer declines a claim if damage results from it — and you may have to remove the work and reinstate the property.
  • Pre-1991 council records are often incomplete, and councils accept no responsibility for gaps. Work done before the Building Act 1991 came into force (January 1993) is now "an existing situation" — the council generally can't force anyone to complete it, but that doesn't make the problems go away for you as owner.

If inspection records or final approvals are missing, we recommend requiring the vendor to obtain a safe and sanitary report accepted by the council before settlement. If you skip this step, you could face substantial rectification costs later — and difficulty selling.

Zoning rules dictate what you — and your neighbours — can do with the land. Check:

  • Your property's zone — does it allow the activities you have in mind?
  • Neighbouring properties — could nearby land be developed for commercial, industrial or higher-density use that affects your enjoyment of the property?
  • Planned developments — road construction, intensification or zone changes in the pipeline.

Online valuation tools give a rough estimate at best — they don't account for the property's condition or recent improvements. A registered valuer's report gives you the most accurate picture, considering local market conditions and the property's specific features. Banks often require one before approving a mortgage in any case.

Especially in areas prone to earthquakes, flooding or erosion, find out the property's history. You can request information about previous natural disaster claims from the Natural Hazards Commission Toka Tū Ake (naturalhazards.govt.nz). Ask the vendor or agent first, but you can also go to the Commission directly.

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How we help: we review the title and every interest registered on it, interpret the LIM and council file with you, and tell you plainly what matters and what doesn't — before you're committed.

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Step 2 — Understand what you're actually buying

There are four main types of property ownership in New Zealand. Each carries different rights, responsibilities and risks — and some need much more care than others.

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Freehold (fee simple)

The most common type. You own the land and buildings outright, subject only to registered interests like easements and covenants.

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Cross lease

You co-own the land with the other flat owners and lease your own flat. Alterations and title defects need special care — check the flats plan closely.

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Unit title

You own your unit (and accessory units like car parks); the body corporate owns and manages the common areas. You automatically join the body corporate.

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Leasehold

Someone else owns the land — you buy the right to occupy it for a period, paying ground rent that is reviewed (and usually rises) over time.

Freehold gives you the most freedom, but registered interests can still limit your use of the property:

  • Easements — rights for neighbours or utility providers to use part of your land (access ways, drains, power lines).
  • Covenants — restrictions on what you can build or how the land can be used, often imposed to protect the character of the area.
  • Resource Management Act restrictions — land use and environmental controls that may affect your plans.

We check all of these on the title and explain how they affect what you want to do.

With a cross lease, it is vital to compare the flats plan (the bird's-eye plan deposited when the cross lease was created) against the flat as it stands today.

Why? Because alterations can create a title defect

If the flat's external dimensions have changed since the plan was deposited — for example an enclosed, attached addition like a garage or conservatory — there may be a title defect you can requisition under the standard agreement. Changes that are not attached and enclosed and sit within the flat's exclusive use area (like decks or carports) generally can't be requisitioned.

Fixing a defective cross lease title is expensive and slow: a surveyor must prepare a new flats plan, the council must consent, LINZ must approve, the old lease must be surrendered and a new one registered — with the consent of every other flat owner and their lenders, at your cost. If the vendor refuses to fix a defect, you may be able to cancel the agreement.

Also check
  • Past alterations — if structural changes were made after the flats plan was deposited, require written consent from the other flat owners.
  • Your plans — if you intend alterations that change the external dimensions, you'll need every other owner's written consent. A cross lease is usually the wrong property to buy if you plan enclosed additions.
  • Usage restrictions — most cross leases permit residential use only, and many restrict pets.
  • Exclusive use areas — modern cross leases define them on the plan; older ones often don't, which can cause disputes over driveways and gardens.
  • Plan numbers — we compare the deposited plan numbers in the lease against the title and requisition any errors.

In a unit title property, the body corporate owns and manages common areas (lifts, lobbies, driveways, gardens), insures the buildings and maintains the exterior. A well-run complex can offer a great lifestyle. A poorly run one can cost you dearly. Before you commit:

  • Compare the unit plan with the building — make sure nothing has been altered or encroaches beyond the unit or accessory unit spaces.
  • Read the body corporate rules — restrictions on exterior changes, blinds, washing lines, pets and more. Any changes to the unit need prior written body corporate approval.
  • Get the paperwork — the last 3 years' financial reports, general meeting and committee minutes, details of any weathertightness claims, and any current or pending legal action.
  • Check the long-term maintenance plan and fund — inadequate contributions today mean special levies tomorrow.
  • Talk to the building manager — ask about water ingress, cracking, ground movement, plumbing, lifts, noise, security and scheduled maintenance.
  • Verify the insurance — the body corporate must insure the complex; the total replacement value should be supported by an independent valuation.

The upside: leasehold properties are usually more affordable, because you're not buying the land — which can open doors in prime locations.

The trade-offs:

  • Ground rent reviews — rent is reviewed regularly (anywhere from every 1 to 21 years) and typically rises as land values rise.
  • Harder to finance — lenders see leasehold as riskier, so mortgages can be more difficult to obtain.
  • Limited capital growth — rising land values tend to mean higher ground rent for you, not a more valuable asset.

Before buying, we help you evaluate the length of the lease, how and when ground rent is reviewed, how land value is determined, whether you can ever buy the freehold, any restrictions on use, and the lessor's track record.

Step 3 — The agreement is your rule book

The Agreement for Sale and Purchase isn't just paperwork — it's the rule book a court will use if something goes wrong. If a protection isn't written in, you usually can't rely on it later.

Buyer beware — in practice

Once you sign (and especially once the agreement is unconditional), you're usually buying the property "as is", subject only to what's written in the agreement and a small number of standard vendor warranties. The vendor generally has no obligation to tell you about past leaks, earthquake damage or flooding. If you rely on what the agent said informally, you may have no effective remedy.

Our one big ask

Always send us the draft agreement before you sign it. We'll check it, add the conditions you need, and draft special clauses for your particular property. That way you're not just buying a property — you're buying it on terms that genuinely protect you.

We help you decide whether the purchaser should be you personally, a trust, a company or look-through company (LTC), or another structure suited to your asset protection and tax planning. As a starting point, we usually recommend recording the purchaser as "[Your name] or nominee" — keeping flexibility while we finalise the right structure with you and your accountant.

  • Due diligence clause (strongly recommended) — a broad condition giving you (typically 12 working days) to be satisfied, in your sole discretion, with all your inquiries about the property — with no obligation to give reasons if you walk away.
  • LIM condition — time to obtain and assess the LIM.
  • Council property file / building records condition — to verify consents and Code Compliance Certificates, or require a safe and sanitary report.
  • Building inspection condition — an independent builder's report (see the next section — this deserves its own discussion).
  • Finance condition — if you're borrowing.
  • Insurance condition — so you can confirm cover on acceptable terms, especially where there are natural hazard or building defect concerns.
  • Specialist reports — meth testing, valuation, geotechnical or engineering reports where appropriate.
Risks the vendor doesn't have to disclose
  • Earthquakes — is the property earthquake-prone? Past damage? Pending claims?
  • Flooding — is it on a flood plain, near a culvert or stream? Past flood damage? Adequate drainage?
  • Leaks — is it, or has it ever been, a leaky building?

Everyday issues cause real frustration when they're not spelled out. We can draft special conditions covering:

  • Rubbish and unwanted chattels — requiring the vendor to clear rubbish, vehicles, machinery and personal items from the house, garage, sheds, under-house space and section by settlement, and leave the property reasonably clean and tidy.
  • Chattels in working order — clearly identifying what stays (whiteware, curtains, heat pumps, garage remotes, alarms) and confirming chattels and building systems must be in reasonable working order at settlement.
  • Pre-settlement inspection — an express right to inspect with power and water on, so you can actually test things.
  • Agreed repairs — a specific list of promised work, deadlines, required standards, tradespeople's invoices — and an option to retain part of the price if the work isn't done.
  • Condition until settlement — requiring the vendor to keep the property in the same general condition (fair wear and tear excepted) and not remove or damage fixtures or agreed chattels.

Depending on the property and what your investigations reveal, we may also recommend conditions dealing with:

  • Cross leases — title defects where the flats plan doesn't match the building; consents for alterations.
  • Unit titles — body corporate rules, levies, long-term maintenance fund, weathertightness, insurance.
  • Leasehold — ground rent reviews, lease length, lender requirements.
  • New builds and off-the-plans — Code Compliance Certificates, assignment of guarantees, minimum pre-sales, restrictions on design changes.

Every property — and every purchaser — is different. The right wording is how we tailor the law to your situation.

Step 4 — Builder's reports: essential, but know their limits

A pre-purchase building inspection is one of the best few hundred dollars you'll ever spend — it can save you tens or hundreds of thousands. But a standard report has real limitations, and for some properties it simply isn't enough on its own.

Why you should always get one

In New Zealand the vendor generally has no obligation to tell you about past leaks, repairs or defects. A LIM says nothing about the condition of the buildings. Serious problems — hidden rot, structural movement, failed cladding, non-compliant work — are often invisible to an untrained eye. An independent inspection is your best defence, and your lender or insurer may require one anyway.

Choose an inspector who is independent (never one suggested by the agent or vendor), qualified and accredited, carries professional indemnity insurance, and inspects to the New Zealand residential property inspection standard, NZS 4306:2005. Members of the New Zealand Institute of Building Surveyors (NZIBS) or suitably accredited members of the Building Officials Institute of New Zealand (BOINZ) are a good starting point.

Properties with a higher risk of being leaky buildings

New Zealand's "leaky building" era ran roughly from the early 1990s to the mid-2000s, driven by a combination of monolithic cladding systems, untreated kiln-dried framing timber (in widespread use from the mid-1990s), and design fashions that shed water poorly. Treat the following features as warning signs in both residential and commercial buildings:

Built or re-clad c. 1992–2005

The core risk era. Homes, townhouses and apartment buildings constructed or significantly altered in this window deserve heightened scrutiny — especially if framed with untreated timber.

Monolithic cladding

Textured plaster or stucco over polystyrene (EIFS), fibre-cement sheet, or plaster finishes with a smooth "Mediterranean" look — particularly where cladding is fixed directly to the frame with no drained cavity behind it.

Flat or low-pitched roofs and parapets

Membrane roofs, solid parapets and enclosed balustrades give water more chances to get in and fewer chances to drain or dry out.

No eaves or minimal eaves

Eaves shelter walls and joinery from rain. Buildings without them rely entirely on the cladding and flashings performing perfectly — forever.

Decks and balconies over living spaces

Internal or enclosed decks, and balconies waterproofed with membranes over habitable rooms, are among the most common failure points.

Complex junctions and penetrations

Multiple rooflines, recessed windows, pergolas and handrails fixed through the cladding, and complicated wall-roof junctions all multiply the points where flashings can fail.

Multi-unit and commercial buildings of the era

Apartment blocks, terraced townhouses and mixed-use or commercial buildings from the 1990s–2000s with monolithic cladding, membrane roofs, or curtain-wall and joinery systems can suffer the same failures — at far greater repair cost, shared across all the owners.

A history of "targeted repairs"

Patched or partially re-clad buildings may still conceal damage elsewhere. Ask for the full repair history, consents and producer statements — and be sceptical of cosmetic fixes.

Our firm advice

Never purchase a building with monolithic cladding from the risk era — residential or commercial — without a thorough inspection by an appropriately qualified building surveyor, and be prepared for that inspection to recommend invasive moisture testing before you commit.

The problems and limitations of builder's reports

A standard pre-purchase inspection under NZS 4306:2005 is a visual, non-invasive assessment. The inspector does not open up walls, lift flooring, or remove cladding, linings or insulation. That means:

  • Rot, moisture damage and framing decay concealed behind claddings and linings can go undetected — precisely where leaky building damage lives.
  • Surface moisture-meter readings are indicative only; dry weather, recent redecorating or fresh paint can mask problems.
  • Areas the inspector can't safely or physically access — confined roof spaces, low subfloors, locked rooms, areas blocked by furniture or stored goods — are simply excluded.
  • Building inspection is not an occupation-licensed industry in New Zealand — anyone can call themselves a building inspector. Qualifications, experience and thoroughness vary enormously.
  • Most reports contain extensive disclaimers and limitation-of-liability clauses. If the inspector misses something, your ability to recover losses may be limited — another reason to insist on an insured, accredited professional.
  • Cheap "verbal reports" or one-page checklists are almost worthless as evidence and give you no protection. Insist on a full written report to NZS 4306.
  • A report records the property's condition on one day, in one set of weather conditions. A wall that leaks in driving southerly rain may show nothing on a fine morning.
  • Reports commissioned by the vendor are addressed to the vendor — you may not be entitled to rely on them at all. Always commission your own.

Invasive (destructive) moisture testing typically involves drilling small probe holes through the cladding or interior linings to measure moisture in the framing timber itself, and in some cases cutting inspection openings. Thermal imaging can help screen for moisture, but it only shows temperature differences — it cannot confirm or rule out decay on its own.

We recommend invasive testing — built into your agreement conditions — where:
  • The building has monolithic cladding from the risk era, particularly with no drained cavity;
  • The building has two or more high-risk features — no eaves, membrane decks over living areas, solid parapets or balustrades, complex junctions — regardless of cladding type;
  • The visual inspection or moisture screening shows any elevated readings, staining, swelling, cracked plaster or soft linings;
  • The building has a history of leaks or targeted repairs, or a weathertightness claim has ever been made;
  • Your insurer or lender signals concern about the construction type; or
  • You are buying an apartment or commercial premises in a risk-era building, where remediation costs are shared and can run to millions across the complex.

Important: invasive testing requires the vendor's written consent, since it involves minor damage that must be made good. A vendor who refuses reasonable invasive testing on a high-risk building is telling you something. We can draft the condition, and the consent request, for you.

Weathertightness failure is not just a residential problem. Risk-era commercial and mixed-use buildings — particularly those with monolithic cladding, membrane roofs, parapets and complex glazing systems — can conceal the same decay. For commercial purchases we recommend:

  • A technical due diligence report from a building surveyor or engineer experienced in commercial stock, covering structure, weathertightness, seismic rating (NBS%), services, asbestos and deferred maintenance;
  • Review of the seismic assessment — an earthquake-prone building notice dramatically affects insurability, lending and value;
  • Invasive testing where cladding type or condition warrants it — negotiated as part of your due diligence condition.

Learn more from the experts

Authoritative, free New Zealand resources on building inspections and weathertightness:

Building Performance (MBIE)

The Government's building guidance — including weathertightness, the Weathertight Homes Resolution Service, and buying or renovating advice.

building.govt.nz
BRANZ

New Zealand's independent building research organisation — research and practical guidance on weathertightness, claddings and building maintenance.

branz.co.nz
NZ Institute of Building Surveyors

Find an accredited building surveyor qualified to carry out pre-purchase inspections and invasive weathertightness investigations.

buildingsurveyors.co.nz
Building Officials Institute of NZ

The professional body for building officials, including its Accredited Building Surveyor scheme.

boinz.org.nz
NZS 4306:2005

The New Zealand Standard for residential property inspections — what a compliant pre-purchase inspection must cover.

standards.govt.nz
Settled (REA)

The Real Estate Authority's independent guidance for home buyers, including property checks and inspections.

settled.govt.nz
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How we help: we build the right building inspection and invasive testing conditions into your agreement, review the report's findings and disclaimers with you, and advise you plainly whether to proceed, renegotiate, or walk away.

Step 5 — Guidance for your type of purchase

Every kind of purchase has its own pitfalls. Open the guide that matches yours.

Beyond the builder's report (see above), some practical checks help you assess a property early:

  • Skin vs bones — the "bones" (location, size, floor plan, structure) can't easily change; the "skin" (surface finishes and décor) can. Judge the bones, not the seller's staging.
  • Structure — look for foundation cracks or water marks, check floors are level, doors shut tightly, and the floor structure feels solid.
  • Water pressure — flush toilets and run hot and cold taps at the same time.
  • Wiring — test power points; look for flickering lights or burn marks. If in doubt, get an electrician's opinion.
  • Energy efficiency — ask for last year's heating bills and what supplementary heating is used.
  • Environmental hazards — asbestos, lead paint and other hazards need professional assessment and removal.
  • The floor plan — picture how your household will actually live in the work, social and private zones; check storage, bathrooms and the kitchen.
  • Future needs — accessibility and adaptability as your family's needs change.
  • Alterations — any building work needs consent, and cross lease or unit title properties need other owners' consent too.
  • Geotechnical report — engage a geotechnical engineer to assess soil stability. Unstable ground can add enormous building costs.
  • Confirm with the council — that you can build what you intend; the council's requirements for a new build; whether public drains cross the property (and whether building over them is possible); and any outstanding requisitions.
  • Subdivision protections — if the subdivision plan hasn't yet been approved, the Resource Management Act (ss 223 and 225) gives you specific rights, including a 14-day right to cancel and a later right to rescind if the vendor doesn't make reasonable progress with the survey plan. We'll explain how these apply to your agreement.
Check who you're dealing with
  • Who are the developer and builder? Are they reputable and financially stable? Have you seen their previous work?
  • Do they offer guarantees or warranties — and has the builder actually paid the association's fee for any Master Build or similar guarantee?
  • Verify the vendor actually owns (or has an unconditional agreement to buy) the land.
The contract must nail down
  • Exactly what will be built, to what quality, with plans and specifications attached — including power and phone points, appliance brands and floor coverings.
  • How variations are agreed (in writing), whether the price is fixed, and what adjustments are allowed.
  • Progress payments aligned with your lender's requirements.
  • Completion timeframes, the defects/maintenance period, warranties, remedies for breach, and dispute resolution.
Watch for vendor-friendly clauses
  • Escape clauses letting the vendor cancel; clauses letting the vendor alter designs; price adjustment clauses; and long-term management fees. A developer's design changes can significantly alter what you receive — we review and modify these clauses.
Special conditions we recommend
  • Settlement deferred until 5 working days after the final Code Compliance Certificate issues.
  • Assignment of all warranties and guarantees for services, materials and equipment.
  • For apartments: a minimum-sales condition so you're not left in a half-empty block.

Also obtain the resource consent and building consent, check every condition, and keep all advertising material — it can be invaluable if a dispute arises.

Most of the off-the-plans guidance above applies. In particular:

  • Ensure the plans and specifications attached to the agreement clearly detail the remaining work the vendor must complete.
  • Defer settlement until 5 working days after the final Code Compliance Certificate.
  • Require assignment of all warranties and guarantees — and where they can't be assigned, require them to be held on trust for you or the body corporate.
  • Review the resource consent conditions, and keep the advertising material.
  • Ownership structure — land, stock, equipment, water rights and consents can all have different owners. The agreements must reflect the actual structure.
  • The property — paddocks, pasture management, fertiliser history, farm buildings, effluent systems, stock-carrying capacity and feed inputs.
  • Staff — are staff employed as a condition of sale? What do their contracts say? Does staff housing meet Healthy Homes standards — and if not, what will compliance cost?
  • Water — the critical issue. Check water permits, irrigation entitlements and scheme shares: do they run with the land, who owns them, and how do they transfer?
  • Supply contracts and leases — dairy supply, grazing contracts, sharemilking agreements, third-party leases: what carries on after settlement?
  • Environment — ETS-registered trees, nutrient management plans, rainfall records, soil testing for contaminants, and compliance with effluent and discharge rules.
  • LIM and council file — rates, consents, hazards, wells, land improvement agreements and flooding risk.
  • Stock and equipment — the agreement must fully record everything included (seeing it at the inspection doesn't make it yours), plus condition guarantees, maintenance before settlement, and mechanisms to confirm and adjust stock numbers.
  • Settlement practicalities — good husbandry obligations, pasture cover at settlement, hay or baleage to be left.
  • Finance and tax — involve your accountant from the start; allocate the price correctly across land, buildings, equipment and stock; resolve GST before signing.
  • Who should purchase — ownership structure, liability protection and tax implications all matter; we work through this with you and your accountant.
  • The lease drives the value — a commercial building's value is usually linked to its rental income. A building with a quality tenant in place is a very different proposition from an empty one.
  • Assess the tenant — obtain personal guarantees from directors, shareholders or trustees; get a statement of financial position; run a credit check; and ask previous landlords about their record.
  • GST — confirm with your accountant whether you need to register and how the transaction should be treated before you sign.
  • Building condition and seismic rating — see our commercial guidance in the builder's reports section above.

Step 6 — You've signed. Now what?

Signing is a milestone, not the finish line. Use your conditional period well.

Get the LIM

Request it from the council and review every entry — consents, hazards, land features and restrictions.

Buy the council file

Cross-check every building against its consents and Code Compliance Certificates. Spot unauthorised work before it becomes your problem.

Complete your reports

Builder's report (and invasive testing where needed), valuation, and any specialist reports your conditions allow for.

Check planning & boundaries

Review district plan rules and neighbouring zoning; if buildings or fences look close to boundaries, consider a surveyor.

Assess the area

Talk to the community constable about security; check access, mail security and the neighbourhood watch network.

Confirm insurance

Make sure you can insure the property on acceptable terms before your conditions are satisfied — not after.

Choosing the right loan

The best loan depends on your situation and goals. Useful questions to work through with your mortgage broker or lender:

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Will your finances change?

Income changes, job moves or new expenses in the next few years can point you toward different loan structures.

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How long will you hold it?

Long-term ownership and a quick resale suit quite different loan features.

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Fixed or floating?

How comfortable are you with a payment that can change? Stability has a price; flexibility has a risk.

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When do you want to be mortgage-free?

College years or retirement targets can shape the right term and repayment structure.

Structuring debt the smart — and legal — way

In some situations there are lawful ways to restructure debt between your home and a rental property as part of an asset protection plan. This needs detailed legal and accounting advice — talk to us before you settle, because it's much harder to fix afterwards.

What we handle for you

From the moment you engage us, here's what happens behind the scenes.

Agreement review

We review (or prepare) the agreement before you sign, altering it where needed to protect your interests.

Title search

A detailed Land Titles Office search for the title and every encumbrance registered against it.

Documents prepared

Mortgage documents to your lender's instructions, the transfer of title, and notices of sale to the councils.

Settlement statement

We check the vendor's settlement statement, the rates apportionments, and that your deposit is properly credited.

Settlement day

We obtain funds from you and your lender, complete the purchase, and secure the signed transfer and discharges of the vendor's mortgages and caveats.

Registration

We register the title in your name, send you the registered title electronically, and forward any mortgage to your lender.

Before possession day — your checklist

A little organisation makes moving day a pleasure rather than a panic.

If you're eligible, your KiwiSaver first-home withdrawal and a First Home Loan can give your purchasing power a real boost — but they take time to arrange, so start early. Any family loans should be properly documented before settlement. We can help you coordinate all of these.

  • Building insurance must be in place before possession, for the full insurable value, with your lender noted as first mortgagee. Decide between replacement and indemnity cover, and make sure the sum insured would actually rebuild the property.
  • Contents insurance — update your address and ensure your chattels are covered during the move. Bundling home and contents can earn discounts.
  • Mortgage repayment insurance — covers the mortgage if a borrower dies; particularly worth considering for younger couples.
  • Movers — book early, arrange transit insurance, and coordinate timing with the vendor (and the purchaser of your current home, if you're selling).
  • Mail redirection — arrange with NZ Post.
  • Utilities — transfer phone, power and gas into your name with meters read on possession date, avoiding disconnection and reconnection fees.
  • Ask the vendor — for tradespeople who know the house, old plans, spare wallpaper and paint details, their forwarding address, rubbish collection days, and where the water, gas and electricity mains are.

You're entitled to inspect the property shortly before possession. Check for damage since you signed, confirm the chattels are present and working, and verify any agreed repairs were completed properly.

Timing is critical: if you find problems, tell us immediately — any claim must be made on your behalf no later than 4pm on the working day before the possession date.

Arrange with the vendor or agent to collect the keys on settlement day. Keys are released once the purchase price reaches the vendor's lawyers — which we take care of as soon as we hold the necessary funds from you and your lender.

🎉 Property Client Exclusive — 50% Off Estate Planning

As a property purchase client, you qualify for 50% off all will-based estate planning documents when you sign them at the same time as your property documents.

Normal Will + Both EPAs: Individual $550 (normally $1,100) | Couple $1,000 (normally $2,000)

Learn About Estate Planning →

Ready to buy with confidence?

Click below and we'll take it from here — it takes about 10 minutes. We'll ask about your transaction, then confirm your identity as required by law. Send us the draft agreement before you sign, and we're always here to talk anything through by phone, Zoom or in person.

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This guide is general information, not legal advice for your specific situation. Every property is different — please contact us to discuss yours.