Land Transfer & Subdivision Auckland

Subdivision Auckland

Want to subdivide your land into smaller lots? You must split each part of the land with its own legal title. Survplanz can help you with land transfer and subdivision in Auckland. Whether you want to subdivide your backyard or are planning to purchase an investment property to split into ten lots, we can help you with the legal formalities involved in the process.

Whether it’s Auckland subdivisions or land transfers, both involve legal and administrative procedures that should be in compliance with local zoning laws and regulations. A land survey is also a crucial part of the process to ensure accurate boundary peggings of the newly created lots.

We are Licensed Cadastral Surveyors who understand all the details of land title rules and laws. We team up with your lawyer to make special agreements called easements or covenants to make sure your rights are protected.

The time and money needed to divide the land and get new titles can be different for each case. It depends on how complicated the process is, like getting permission and how long it takes for construction to finish on the property.

To find out if your property is able to be subdivided or if you need an estimate of the subdivision project, complete our “Request A Quote” form.

Urban and Rural Subdivision

Survplanz Surveying handles various types of subdivisions, ranging from two-lot subdivisions to larger multi-unit developments. Although each subdivision is unique, here’s a basic outline of the subdivision process we follow:

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  • We start with an initial survey of the site or a topographic survey to understand the land.
  • We create a Scheme Plan, which is a proposed plan for the subdivision.
  • We prepare the application for resource consent, which grants us permission from the Council to go ahead with the subdivision.
  • We mark the new boundaries on the ground.
  • We create an initial draft of the Land Transfer Plan, which shows the details of the new lots.
  • We also apply for 223 and 224c Certificates from the Council.
  • Finally, we will submit the plan to Land Information New Zealand (LINZ) for approval.

Our team will manage the entire process and also keep you informed about the progress of your application throughout the journey.

Unit Title Subdivision

Unit title subdivisions are commonly employed to establish separate titles for apartments and other densely populated residential or commercial structures. They serve as a key method for assigning ownership to specific sections of land linked to a building or its components.

The unit plan outlines the primary units, any accessory units, and shared property within the development. It serves as an accurate reference for unit boundaries and incorporates shared property. Usually, the boundaries between units are defined by structures like walls or fences.

At Survplanz, we will handle the Auckland subdivision process on your behalf. We’re here to guide you through the most suitable choices for your property, discussing the advantages and disadvantages associated with unit titling.

Limited Title

Titles labelled as “limited as to parcels” are a result of historical legal requirements. This means that the precise legal boundaries of your property have not been accurately defined through a survey. To remove these limitations and secure a guaranteed title, a comprehensive survey of your property boundaries is typically necessary.

As licensed cadastral surveyors, we will analyse all available historical and existing evidence to establish the exact position of the legal boundaries. This information will be depicted in a new survey plan. Once approved by LINZ, this plan will pave the way for the title to be upgraded.

While this limitation doesn’t usually impact your everyday use of the property, there are situations where it becomes important to resurvey the title and remove the limitation. This might arise when you’re planning a development that’s influenced by the property’s boundaries, building a new boundary fence, or if the removal of this limitation is required in the sale/purchase agreement.

Updating the Cross Lease Title

If the buildings on your land don’t align with your Cross Lease flats plan, your title may be incomplete. In such a scenario, it’s recommended to revise the Cross Lease flats plan before potential buyers notice any discrepancies between the title’s layout and the actual ground layout. It’s important to note that updating the title is a time-consuming process. It involves obtaining Resource Consent from the Council and reaching an agreement with the other owner of the cross lease land.

Cross Lease to Fee Simple Conversion

If you decide to change your cross-lease property to a fee simple title, you could potentially increase its value, and you wouldn’t need to handle matters with your co-landowner. In many situations, we suggest considering a proactive shift to a full freehold title if it’s an option. This way, you can have complete control over your property, and efficiently manage your asset.

Feel free to reach out to us with details about your property, so we can talk about the potential of cross-lease to freehold conversion and the expenses involved.

Easement Survey

An easement grants permission to use someone else’s property for a particular purpose, such as drainage or access. Sometimes, an easement can be taken off the property’s title if the party with the right to use it agrees to its removal. The establishment or elimination of easements is possible based on specific situations. If you need assistance in this matter, feel free to reach out to us for support.

Boundary Adjustment

As a Licensed Cadastral Surveyor, we will handle the preparation of the resource consent application and craft a scheme plan for submission to the Council. We’ll manage communication with the Council throughout the resource consent approval process on your behalf.

Following the grant of resource consent, any stipulated conditions from the Council need to be satisfied. Subsequently, we will create a Land Transfer survey plan to mark the new boundaries. Additionally, we’ll compile a Land Transfer dataset to seek approval from Land Information New Zealand (LINZ).


When do you need to subdivide your land?

The first step is to check if you’re allowed to subdivide your property. Different rules apply depending on your local council and the zoning of your land. As per Auckland’s Council following factors affect a property’s suitability for subdivision:

  • Size: If your land is too small, you might not be able to subdivide.
  • Environmental Factors: Considerations like flooding, subsidence, erosion, and other factors need to be taken into account.
  • Drainage: Providing new drainage systems can be costly.
  • Access: You need to ensure there’s proper access for vehicles and parking.
What is the smallest land size allowed for subdivision in New Zealand?

In Auckland, for areas classified as Single House Zone, each divided plot must have a minimum size of 600m². However, in the higher density Mixed Housing Urban Zone, each site must be at least 300m².

How will you use your subdivided property?

Before subdividing your land, it’s important to think about your intentions. Are you planning to:

  • Subdivide the land with the purpose of selling it.
  • Construct a new house on the divided land for selling.
  • Build an extra house on the subdivided land, either for family use or as an investment.
  • Subdivide a piece of land where houses are already present or where there’s permission to build new houses.

Your specific intentions might require more than just subdivision consent. Depending on your plans, you might also need additional consent for land use and building before you can proceed with your construction work.