01
What a title deed is
A title deed is the document that recognises the owner of land before the law. It carries the owner's name, the plot number, the location and the size of the land. Without a title, you have no legal proof that the land is yours.
For urban land, titles are issued by the land authority after survey and payment of land rent. There are different types of title, each with its own conditions. Before buying, establish which type you are looking at and whether it is valid.
- Check the owner's name on the title
- Match the plot number to the survey plan
- Confirm the title is not held by a deceased owner without probate
- Ask whether the title is in the land registry
02
The survey plan and boundaries
The survey plan shows the size of the plot, its boundaries and its number. It matters because it defines what you are buying in measurements, not in words.
Visit the site with the plan in hand. The boundary marks should follow the lines on the plan. If the boundaries are unclear or overlap a neighbour's, do not rush to pay.
- Measure the width and length on site
- Match boundary marks to the plan
- Ask whether there is a boundary dispute
- Confirm the plan carries the plot number
03
The CRO search
The CRO is the office that keeps land records. A CRO search shows the registered owner, the history of transfers and any encumbrances such as mortgages or restrictions on sale.
This is the step most buyers skip. It is also the step that stops you buying a plot that has already been sold or is being used as loan security.
- Request a search using the plot number
- Review the history of owners
- Check for mortgages and other encumbrances
- Keep a copy of the results
04
Land rent and receipts
Urban land carries an annual rent. A payment receipt shows the rent has been paid up to a given year. If it has not been paid for years, that debt can follow the land to you.
Ask for receipts from previous years and calculate what is outstanding. These costs belong in the conversation before the price is agreed.
- Ask for three years of rent receipts
- Calculate any outstanding balance
- Put the cost in the agreement
- Check the name on the receipts matches the title
05
Paying safely
Land payments should go through a bank, into an account that matches the owner's name on the title. Cash paid without a receipt is a serious risk, especially for a buyer who is abroad.
An agreement can set payment in stages: a deposit, a middle payment once documents are checked, and the balance after transfer. Every stage should produce a receipt.
- Pay through a bank, not in cash
- Confirm the account name matches the owner
- Set staged payments in the agreement
- Keep every receipt
06
The sale agreement
The agreement records everything: the parties, the plot, the price, the payments, the dates, the documents and each side's obligations. A good agreement prevents disputes later because nothing is left to memory.
For a large purchase, have a lawyer read the agreement before you sign. The cost of a lawyer is small against the risk of buying land with a dispute attached.
- Write the boundaries and size in measurements
- Set dates for each stage
- List the documents being handed over
- Sign in front of witnesses
07
After the purchase: transfer and building
After payment, the title is transferred into your name. This is an administrative process that needs forms, receipts and time. Do not start major construction before the transfer is complete.
With the title in your name you can commission house drawings, apply for a building permit and begin work. We help you sequence these steps.
- Follow the transfer until the title is issued
- Keep copies of every document
- Commission house drawings for the plot
- Apply for a building permit
Please note
This guide is for general education. For title deeds and boundaries, use registered lawyers and surveyors. We work with them daily.