What Does “Limited as to Parcels” Mean?
If you see the phrase “Limited as to Parcels” on your property title, it’s a notation from Land Information New Zealand (LINZ).
In simple terms, it means the Crown does not guarantee the exact boundaries or the precise land area of your property.
This is common on older titles, often from subdivisions in the early 1900s. At that time, survey standards were less rigorous. When the property was brought under the modern title system, there wasn’t enough accurate survey data to confirm the exact boundary lines.
Why This Notation Matters to You
Because your boundaries aren’t guaranteed, the legal boundary is often determined by the “best available evidence.” This can mean that physical features like old, established fences, walls, or buildings may have more legal weight than the lines drawn on the title diagram.
This uncertainty can lead to several practical problems:
- Boundary Disputes: This is the primary risk. You and your neighbour may have different ideas about where the true boundary line is. The land you’ve been using might not perfectly match the area stated on your title.
- Building or Renovating: This is the most common time the issue arises. If you plan to build near a boundary (for example a deck, garage, or extension), the council will almost certainly require you to get a new survey before granting a Building Consent. They need certainty about your boundary locations to enforce setback rules.
- Selling Your Property: A “limited” title can be a red flag for buyers, lawyers, and banks. It introduces uncertainty that can complicate a sale or lead to requests for a price reduction to cover the cost of fixing the title.
How to Fix It (The Solution)
The good news is that this limitation is not permanent and can be fixed. The process involves getting a new survey to “uplift” the limitation and create a “guaranteed” title.
Here are the steps:
- Engage a Surveyor: You must hire a Licensed Cadastral Surveyor.
- Conduct a Full Survey: The surveyor will review old records, perform a field survey, and place new, legally defined boundary pegs.
- Submit to LINZ & Notify Neighbours: The surveyor submits a new Land Transfer Survey Plan to LINZ. As part of this process, all adjoining landowners (your neighbours) must be officially notified.
- Resolve Objections: Neighbours have a period of time to object if they dispute the new boundary lines. Any disputes must be resolved through negotiation or legal channels.
- Issue of a New Title: Once the survey is approved by LINZ and all objections are resolved, a new, “guaranteed” title is issued for your property. This new title removes the “Limited as to Parcels” notation.