Five documents you must read before buying a home in New Zealand
Buying a home is equal parts excitement and responsibility.
The paperwork isn’t just red tape; it’s where the truth of a property lives. Reviewing these five documents—ideally with a trusted lawyer or conveyancer—can save you from costly surprises and give you confidence from offer to settlement.
1) Record of title
This LINZ record confirms who owns the property, the type of ownership (freehold, leasehold, cross‑lease), and any legal interests such as easements, covenants, mortgages, or caveats. These details dictate how you can use the land and what obligations you inherit. Have your lawyer translate the jargon into plain risk and impact for your situation.
2) LIM report
A LIM is the council’s snapshot of everything they know about the property as of the day it’s issued: drainage locations, building permits and consents, zoning, heritage protections, outstanding rates, and land hazards like erosion or flooding. Order it through your local council or via your lawyer, and review what each note means for insurance, future works, and resale.
3) Property file
Separate from the LIM, the property file contains original house plans, site plans, and the full trail of consents and permissions—both at build and after alterations. Compare the plans to the current state of the home. If you spot changes, make sure those modifications were properly consented and signed off; otherwise, you may inherit compliance issues.
4) Property inspection report
An accredited pre‑purchase inspection (NZ Residential Property Inspection Standard 4306:2005) with professional indemnity insurance is your frontline defense against hidden defects. Inspectors identify urgent and future maintenance, structural concerns, moisture/dampness, and signs of deferred upkeep. Seller‑provided reports can be helpful, but remember: protection typically follows the person who commissioned the report.
5) Sale and purchase agreement
This is the binding contract. It sets the price, chattels, settlement timeline, and your conditions—finance approval, satisfactory inspection, or sale of another property. Read it thoroughly and shape the conditions to protect you. A strong agreement is tailored to your risks and backed by clear advice from your lawyer.
If you’d like a plain‑English walkthrough of the sale and purchase agreement, the Real Estate Authority provides a consumer guide available in multiple formats at Settled.govt.nz.
How Kripa Financial Solutions helps
Documents reveal risk. Finance transforms risk into a plan. We coordinate with your lawyer and inspector, align your pre‑approval with the realities uncovered in the LIM and title, and structure conditions that safeguard your deposit, timeline, and future renovations. From lender selection to negotiating terms, we make sure your financing supports the home you’re actually buying—not just the one on the listing.
Ready to make your offer smarter? Book an appointment with Kripa Financial Solutions
today to secure the right finance strategy for your property and your goals.
