Property Law
Subdivisions
Fee simple subdivisions, boundary adjustments, amalgamations, and right‑of‑way creation — we handle all the legal work while your surveyor manages planning and consents.
Why Subdivide?
Whether you're creating an extra section to sell, separating a rental flat, or formalising a right‑of‑way, subdividing your land unlocks value and options that a single title doesn't allow.
Unlock Land Value
Turn under‑utilised land into a separately saleable or mortgageable title — often the single biggest value‑add available on a large section.
Boundary Adjustments
Realign boundaries between neighbouring titles to reflect fencing, access, or agreed changes — without a full subdivision.
Amalgamations
Combine two or more titles into one — useful before building across boundaries or simplifying ownership of adjoining sections.
Right‑of‑Way Creation
Formalise legal access across a neighbouring property with a registered right‑of‑way — essential for landlocked or rear sections.
What You Need to Give Us
Having these ready speeds things up considerably — but don't worry if you're missing something. Send us what you have and we'll help track down the rest.
Your Contact Details
Full name, residential address, mobile number, and email address.
Your Property Documents
If you have copies, please send us your current Record of Title and any existing survey plans. Don't have them? No problem — we can obtain a current title ourselves.
Surveyor Details
Contact details for your surveyor, if you've already engaged one. Haven't engaged a surveyor yet? Let us know and we can point you to one who works regularly with subdivisions.
Mortgage Details (if applicable)
Your lender's name and loan or account reference number. We'll need this to arrange your bank's consent to the subdivision and any new titles.
Neighbour Details (if relevant)
If your subdivision involves a boundary adjustment, right‑of‑way, or easement affecting a neighbouring property, we'll need their name and contact details (or their lawyer's, if they have one).
Proof of Identity
Photo ID and proof of address for identity verification — a standard legal requirement for all our clients. See exactly what's needed →
💡 Not sure what you have?
Send us everything you've got — old titles, survey plans, correspondence with your surveyor — and we'll work out what's missing.
The Subdivision Process
Every subdivision is different, but most follow these core steps. Your surveyor drives the planning and consenting process; we handle the legal work.
Resource Consent
Your surveyor prepares the resource consent application and liaises with your planner and local council for approval.
Survey & Site Works
A licensed cadastral surveyor defines the new boundaries. Council may require infrastructure such as separate services.
Legal Documentation
We prepare easement instruments, land covenants, obtain mortgagee consent, liaise with neighbours' lawyers, and draft all LINZ documents.
Council Approval
Once conditions are met and the survey is approved, Council issues a s.224(c) certificate.
New Titles Issued
We register all documents with LINZ and your new, separate titles are issued.
Our Legal Fees
All estimates include our professional fees, LINZ registration fees, title searches, and GST.
- Includes 1 mortgage discharge & re‑registration
- Includes 1 easement instrument prepared by us
- Add ~$100 per additional title
💰 Save 20% — Pay on Time
The prices shown are our discounted fees, payable within 7 days of the due date. Normal fees (20% more) apply after that.
The actual fee depends on the number of easements required and the number of existing mortgages that need to be discharged and re‑registered. Where easements are in favour of third parties (such as Council, Chorus, or utility companies), these estimates do not include the legal fees payable for easements prepared by other lawyers. LINZ fees are subject to change. We provide a final written quote once your surveyor sends us the LT plan.
Common Questions
This depends on your section size, zoning, and Council's district plan rules. Your surveyor and planner will advise on what's possible before you commit to the process.
If the new title doesn't have direct road frontage, a registered right‑of‑way over the front title is usually required. We prepare and register the easement documents as part of the legal work.
Your lender's consent is required before new titles can be issued. We arrange this as part of the process — it's reflected in our fee estimate above.
Most subdivisions take 4 to 12 months. The main variables are Council processing times and whether site works (such as separate drainage or water connections) are required.
A subdivision creates new, additional titles. A boundary adjustment simply moves the line between two existing titles — the total number of titles stays the same. Boundary adjustments are usually quicker and simpler.
Ready to Subdivide?
Start with a free online estimate — answer a few questions about your property and we'll confirm your quote. No obligation. Or contact us first if you'd like to talk it through.
Get a Subdivision Quote
Fee simple subdivision, boundary adjustment, or amalgamation. Get your personalised estimate online — usually within 1 business day.
Get a Subdivision Quote →Cross‑Lease Property?
If your property is a cross‑lease or unit title rather than freehold, you may need a different process. See our other property services.
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