Buying a section is often the first step toward building your dream home. But before you sign the sale and purchase agreement, it’s important to understand the key documents that define what you’re actually buying — and what restrictions or obligations come with it. Here’s an overview of the most important papers you should review when considering a section purchase in New Zealand.

Record of Title – the property’s legal identity

The Record of Title (formerly known as the Certificate of Title) is one of the most crucial documents. It shows who owns the land and lists any registered interests such as easements, covenants, or mortgages that may affect how you can use the property. Easements might grant access to neighbouring properties or allow utility companies to run pipes or cables underground. Covenants can set design standards or limit the type of buildings allowed.

You can order a copy of the Record of Title from Land Information New Zealand (LINZ). It’s wise to have a lawyer or conveyancer review it to ensure you understand all the implications.

Land Information Memorandum (LIM) – what the council knows

A LIM report, issued by the local council, compiles all the information the council holds about the property. It can include zoning details, drainage plans, building consents, flood risks, and any known hazards or contamination.

A LIM helps you see whether the land is suitable for your intended use and whether there are any red flags that could affect your plans or property value. Always request a LIM before finalising your purchase.

District Plan and Zoning – what you can build

Every council in New Zealand has a District Plan that sets out how land can be used and developed. The plan defines zoning rules — for example, whether the land is residential, rural, or commercial — and outlines restrictions on building height, setbacks, and site coverage.

Check the relevant District Plan on your council’s website or talk to the planning department to confirm that your building ideas comply with local rules. If the section is part of a new subdivision, there may also be developer covenants that impose additional design or landscaping requirements.

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Geotechnical Report – what lies beneath

A geotechnical report (or soil test) assesses the ground conditions and determines whether the land is stable and suitable for building. It can reveal issues such as soft soil, high groundwater, or potential liquefaction risk — all of which can significantly affect building costs.

If the seller hasn’t provided a recent report, it’s worth commissioning your own from a qualified geotechnical engineer. The cost is small compared to the potential expense of unexpected foundation work later.

Survey Plan – boundaries and measurements

A survey plan shows the exact boundaries and dimensions of the section. It’s essential to confirm that fences, driveways, and other features are within the legal boundaries.

You can obtain a copy from LINZ or your lawyer. If there’s any uncertainty about boundary pegs or encroachments, a licensed cadastral surveyor can verify the boundaries on site.

Sale and Purchase Agreement – the legal contract

The Sale and Purchase Agreement sets out the terms of the deal between you and the seller. It should include conditions such as finance approval, satisfactory LIM and title checks, and (if relevant) a builder’s or engineer’s report.

Your lawyer should review the agreement before you sign. Once all conditions are met, the property will settle, and the title will be transferred to your name through LINZ.

Building Consent and Other Approvals

Owning a section doesn’t automatically mean you can start building. You’ll need to apply for building consent from the local council, providing detailed plans and specifications that meet the Building Code.

Depending on the location, you may also need resource consent — for example, if your design doesn’t fully comply with zoning rules or if the site is near a waterway or protected area.

Professional Advice Pays Off

Buying a section is a major investment, and the paperwork can be complex. Engaging professionals such as a lawyer or conveyancer, builder, engineer, and surveyor can help you avoid costly mistakes and ensure the land meets your expectations.

When you understand the documents and what they mean, you’ll be in a much stronger position — both when negotiating the purchase and when planning your future home.