Contact the Land Services Group for:
Automated Registration Indexing and Enquiry System.
A survey mark made on a monument having a known location and elevation, serving as a vertical control reference point for levelling surveys to determine elevations, may also be used for horizontal control.
A mortgage of personal property - eg chattels or other goods, for the purpose of securing the payment of a debt.
This is a land parcel identifier, part of a land description usually associated with pastoral lands outside the named hundreds.
Details presented on the DCDB which define the current subdivisional pattern of a locality on the ground.
The value of a parcel of land including improvements.
The instrument by which a person who claims an equitable estate or interest in land may prevent the registration of any dealing with the land or a registered interest in the land - eg a caveat may be lodged against the registered proprietor of land, or the mortgagee of a registered mortgage, or the lessee of a registered lease.
The person against whom the caveat has been lodged. Normally, the caveatee will be the registered proprietor of land or of a mortgage or lease over which the caveat has been lodged.
The person lodging a caveat.
See title reference.
Land in a community title or strata title scheme which is defined on the relevant community plan or strata plan and for which a certificate of title is issued in the name of the community corporation or strata corporation.
See plan type.
See title reference.
Information that affects the land and requires further investigation.
In conveyancing terms, the word is generally used to refer to the reason or explanation for the transfer of land. Typically, it is an amount of money paid by the transferee to the transferor, but it may refer to some less tangible factor, such as the natural love and affection the transferor bears towards the transferee.
A registered conveyancer is a licensed person qualified to advise and prepare documentation pertaining to property transactions.
The process by which the ownership to an interest in land is transferred, or conveyed, from one person to another.
Generally, land owned by the Crown (including unalienated Crown land and land that is subject to a Crown lease).
Crown land has a more restrictive meaning under the Crown Lands Act 1929. For the purpose of that act, Crown land does not include land that has been dedicated for a public purpose, or which is subject to a Crown lease or agreement to purchase.
The statute which provides for the administration of Crown land in South Australia.
See title reference.
See title reference.
The process of assigning a source data element to a target data element.
Digital Cadastral Data Base.
See plan type.
These are large bound books containing survey plans, indexed as pages within Hundreds and unique book names. These surveys cover the original subdivision of the state into hundreds and sections under the Crown Lands Act. The index pages in the books were used as source data for the hundred / parcel search in PIERS online. Images of these plans are available from PIERS online.
An instrument by which a mortgagee acknowledges that the debt owed by the mortgagor and secured by a mortgage has been satisfied (usually by being repaid) and 'discharges' or releases the land from the mortgage.
These are replacement of Permanent Marks diagrams that were filed in Lands Department drawing room dockets. Images of these plans are available from PIERS Online.
These are plans that were originally held by the Surveyor-General for various purposes. Images of some drawer plans are available from PIERS Online.
A right attached to the ownership of land (the dominant land or tenement) to utilise other land which is usually held by a different person (the servient land or tenement) in such a way as to benefit the dominant tenement. Examples include a right of way, or an easement for drainage or water supply.
The registered proprietor of an encumbrance.
The registered proprietor of land subject to an encumbrance.
A Power of Attorney that permits the donee or attorney to continue to act for the donor even though the donor may suffer from a legal incapacity. See also power of attorney.
The total area under the main roof with percentage reductions for structures that are considered to be a lesser component or of differing construction than the main structure - eg carports, garages, verandahs, porches and rear lean-to.
See legal estate or interest. Interests include a mortgage or charge.
A person appointed by the will of a person (the testator or testatrix) to carry out the provisions of the will upon the death of the testator/testatrix. An executor/executrix cannot register a dealing with the land until the will has been proved to be the last valid will and testament of the deceased, and he or she has received a grant of representation from the court, called probate.
The most common freehold estate granted by the Crown. An estate in fee simple is the greatest estate in land, and is for practical purposes the equivalent to absolute ownership. Note, however, that in Australia, no person other than the Crown can 'own' land absolutely.
Field books are old Lands Department records. These are filed in a storeroom adjacent to the survey examination section. They can be viewed on request at the plan lodgement counter. The Land Services Group holds an index book listing the date issued and the surveyor that the book was issued to.
See plan type.
A specific right of way as set out in section 89 and schedule 5 of the Real Property Act 1886.
The General Registry Office. This office registers or enrols dealings with old system land, accepts various plans and written documents concerning land for deposit, for sale and perpetual custody, and registers miscellaneous other dealings such as bills of sale and stock mortgages.
See plan type.
A government town name forms part of a unique land description for land in gazetted towns under the Crown Lands Act. Parcels within these towns are designated as 'allotments'.
A piece of land, containing 10,000 square metres, or 2.471 acres.
A chronological history of dealings recorded in a TATS title.
See plan type.
Imperial measurements in feet and inches were used before the metric system.
See code explanation for urban and rural properties.
The description given to the immunity a registered proprietor of land under the Real Property Act enjoys from attack by a competing claim to the land by some other person.
One of the two main ways in which two or more persons may hold land in co-ownership (the other being a tenancy in common). The principal features which distinguish a joint tenancy are the 'four unities' (the unities of time, title, interest and possession) and the right of survivorship, under which the surviving joint tenant(s) is (are) solely entitled to the land upon death of the other joint tenant.
Two or more people holding land under a joint tenancy. Each joint tenant is entitled to the use, possession, and enjoyment of the whole of the land, subject to the rights of the other joint tenants.
Under the RPA, the word 'land' includes every estate and interest in land. That is, the work encompasses and includes an estate in fee simple or for life, a mortgage, lease, encumbrance, or easement. A dealing with 'land' actually means a dealing with one of these estates or interests in land, and not with the actual land itself. An estate in 'land' includes permanently attached buildings and other fixtures, trees, crops, the soil beneath the surface and the air above it.
The processes, procedures and systems relating to the administration of a land function.
The land that is subject to the easement - eg land which the easement is over, is referred to as the servient tenement or land upon which the burden of the easement is imposed.
Every parcel of land in the state has a unique legal description. In South Australia, most of these are based on combinations of plan / allotment or hundred / section or government town/allotment or certificate of title reference.
The process which results in the cancellation of existing and creation of new plan parcels and the issue of new certificates of title.
The Lands Titles Office or Lands Titles Registration Office established by statute and continued in existence by the RPA to administer the provisions of that act. Also known as the LTO.
The primary means by which the Crown alienates or grants land to its subjects. A land grant is a grant of an estate in fee simple to a person or a defined area of land. From the introduction of the first RPA in 1858 until 1 July 1995, a land grant was treated as a certificate of title and given a volume and folio reference. They are now attached inside an 'RLG' form and treated as a request for the issue of a TATS title.
The grant by one person (the lessor or landlord) to another (the lessee or tenant) of a right to the exclusive possession of a defined portion of land for a term which is either of a certain duration or a duration which is capable of being ascertained at the commencement of the term. Rent is usually paid by the lessee, although this is not essential. The word lease is used also to describe the instrument embodying the agreement between the parties.
An interest in or right over land which may be enforced by a court of law (as opposed to a court of equity). As a generalisation (and one which does not always hold true) a legal estate or interest in land which is under the RPA is one which is registered on a certificate of title. Examples include a registered estate in fee simple and a registered mortgage or lease.
The person or body to whom a lease is granted. A lessee is known also as a 'tenant'. For the purposes of the RPA, the word means the registered proprietor of a lease.
The person or party who grants a lease of his or her land. For the purposes of the RPA, the word means the registered proprietor of a lease.
See worker's lien.
See title reference.
A code between 1 and 9 is used to represent the categories of land use declared as permissible differentiating factors in the local government (general) regulations, 1999. The local government codes (LGCs) are as follows:
A local government code (LGC) is defined for each land use code (LUC) enabling above grouping of the LUC.
The grant by one person (the lessor or landlord) to another (the lessee or tenant) of a right to the exclusive possession of a defined portion of land for a term. The lessee usually pays rent, although this is not essential if the instrument is prepared as a deed. The word 'lease' is used also to describe the instrument embodying the agreement between the parties.
An easement that is neither a service easement nor short form easement. The exact description of the easement is set out in full in the documentation creating the easement.
Land Ownership and Tenure System.
Land Services Business Reform program. The program reflects Land Services Group's business priorities and stakeholder requirements, representing an extensive program of business reform that will include changes to legislation, business operations and processes and replacement, or integration, of core legacy systems.
These are plan references for surveys lodged in the LTO under the Real Property Act, prior to the Filed Plan series. Images of these plans are available through PIERS Online.
These dockets contain information regarding the purpose of plans lodged in the LTO. See the cross reference search in PIERS Online.
The Lands Titles Office or Lands Titles Registration Office established by statute and continued in existence by the RPA to administer the provisions of that act.
This is a parcel numbering sequence, unique to the mineral claims diagram book. None of these are part of current land descriptions. See the index pages for the mineral claims diagram book, available in PIERS Online.
The means by which the property of a debtor is made security for the payment of a debt. A mortgage may be of a real or personal property. A mortgage of land under the RPA takes the form of an instrument under which the registered proprietor changes his or her interest in the land with the payment of the debt. An example of a mortgage of personal property is a bill of sale.
The creditor - ie the person to whom the debt is owed, under a mortgage. For the purposes of the RPA, the word means the registered proprietor of a mortgage.
Generally the debtor - ie the person who owes the debt, under a mortgage. For the purposes of the RPA, the word means the registered proprietor of land which is subject to a mortgage.
Set up by the state and territory governments to progress the NECS.
Australia's joint government and industry initiative to create an efficient and convenient way of completing property based transactions and lodging land title dealings for registration.
Registrar-General's notations that affect the land and require further investigation.
Concessional property valuations available to primary producers under certain circumstances. Notional values are aimed at encouraging the retention of primary production uses on land where there is pressure to alter the use away from primary production.
Not under act (Real Property Act). See old system land.
A written notice served on the Valuer-General by a person who is dissatisfied with a valuation of land.
Land which was granted by the Crown in fee simple by a land grant prior to 2 July 1858 and which has not subsequently been bought under the RPA. Dealings with such land are registered in the GRO.
A one undivided half share in land. The interest of a tenant in common. Note that, although having a distinct share in the land, this does not entitle the proprietor of the share to the exclusive ownership of any identifiable portion of it.
See plan type.
These are mostly proposal plans prepared for parliament. Only plan 313 is available on PIERS Online.
These are applications based upon the doctrine of adverse possession made in pursuance of Part 7A of the Real Property Act for title to land (held under the provisions of the Real Property Act).
See the cross reference search in PIERS Online
PIERS is an on-line system, available from the professional access area of this site, that provides images of LSG plans for viewing, down loading and printing.
It contains a number of search facilities:
These are a set of rolled maps at non-metric scales that record surveys in areas where the original division of land was done prior to the Real Property Act. Images of plots are available from PIERS Online.
These are plans showing changes to permanent survey marks (PSM's). Images of these plans are available through PIERS Online.
The formal authority conferred by a deed on one person (the donee or attorney) by another (the donor or principal) which enables the former person to act for the latter. See also enduring power of attorney.
Currently provides access to survey plan images for deposited, file, community and strata plans. As the search is accessed using the current identifier, PropertyAssist cannot provide images for plans that have been superseded. These and the remaining images for sections, blocks and government town allotments are available from the PIERS Online web site.
Profits a'prendre (profit) can now be created, varied and extinguished in the same way as an easement. A profit can be created either appurtenant to land in a certificate of title or a Crown lease, or in gross.
The notation of a profit will appear on a certificate of title under the heading of easements. If a certificate of title is to issue for the profit created, the heading and land description will also include the words PROFIT A'PRENDRE.
A profit can be lodged over the whole or portion of the land in a certificate of title or Crown lease. If lodged over portion, a plan must be lodged and be either filed or deposited by the Registrar-General in the Lands Titles Office identifying the land the subject of the profit.
A profit can be extinguished as per any easement but may also be determined by the passage of time or the occurrence of circumstances specified in the grant.
Notice of a time frame, or of a certain occurrence, that will terminate the profit will appear in the dominant and servient clauses for the profits and on any easement (profit) in gross title.
Unlike a lease with a certain time frame these clauses or easement in gross titles will not automatically be deleted or cancelled once that time frame has passed. These will be deleted when a new certificate of title is to issue or an application to terminate is received.
The property interest report is a unique one-stop-shop service, giving clients information about various State Government interests for all properties in South Australia. This information, along with details of interests delivered direct from state government agencies, is used to complete the required Form 1 given to purchasers of real estate prior to property settlement.
The Land and Business (Sale and Conveyancing) Act 1994 and regulations are set in place to provide consumer protection for those purchasing property in South Australia. Section 7 of the act identifies the requirement for a statement of government interests to be served by a vendor or their agent, on a purchaser prior to settlement in the required Form 1.
The property interest report comprises the following items:
The owner of an estate or interest in land. See also registered proprietor.
These contain sketches, originally done on A5 cards showing the location of permanent survey marks (PSM's). These are supplied to help locate marks and contain no survey data. Images of these plans are available through PIERS Online.
These are plans that were originally held by the Surveyor-General for various purposes. Images of some rack plans are available through PIERS Online.
One of the two main categories of property (the other being personal property). Real property is comprised of estates and interests in land.
The statute which presently governs the registration of dealings with land held under the Torrens System.
The records maintained by the Registrar-General pursuant to the RPA in relation to land under the Torrens System. The register book includes both manual and computerised certificates of title and all registered instruments.
An estate or interest which has been registered under the provisions of the RPA and for which a certificate of title (or a registration thereon) exists. A registered estate or interest is one which is endowed with the benefit of indefeasibility of title and is guaranteed by the government.
Any person appearing by the register book or by any registered instrument of title to be the proprietor of land or of a mortgage, encumbrance or lease.
A search of the 'register book' maintained by the Registrar-General.
The official charged by the Real Property Act with the responsibility for the administration of that act. The Registrar-General (who is responsible to the Attorney-General and ultimately to parliament) acts through officers of the Land Titles Office who have been delegated his or her powers, duties and functions.
Register any instrument purporting to transfer or otherwise deal with or affect any estate or interest in land under the provisions of the Real Property Act.
Registration confers indefeasibility of title. Effectively, a transferee or mortgagee seeking registration of a transfer or mortgage seeks State affirmation -eg government guarantee, of his or her position through registration.
A formal written request by an Land Services Group officer.
A requisition may require the following:
The Registrar-General may refuse to proceed with the registration of the instrument until the requisition is complied with.
A specific type of easement which confers a right of passage over another parcel of land (which is normally in different ownership).
See plan type.
The South Australian statute which governs the opening and closing of public streets and roads.
These are packets - eg envelope, containing information about limited titles. See the cross reference search in PIERS.
See code explanation for urban and rural properties 32.0 KB.
Complete sales details have only been recorded since April 1985. Sale date refers to document date not necessarily the date of settlement of the property.
A non periodic reading of a property's water meter.
These are plans filed in old survey division dockets, showing the replacement of permanent marks. Images of plans in SD1 are available through PIERS.
This is a land parcel identifier, part of a legal description for land subdivided by the government within hundreds.
A section of the Land and Business (Sale and Conveyancing) Act 1994 that identifies the requirement for a statement of government interests to be served by a vendor or their agent, on a purchaser prior to settlement. The property interest report provides information to comply with this requirement.
An easement as set out in Section 223LG of the Real Property Act 1886.
S.89A of the Real Property Act 1886 provides for a short form description to be used on a plan and title. Where used, the short from wording incorporates the corresponding long form description of that easement as set out in the 6th schedule of the Real Property Act 1886.
'Site value' is the value of a parcel of land excluding structural improvements.
A specific easement as set out in Schedule 6 of the Real Property Act 1886.
SMR is an abbreviation for special meter reading, see SA Water special meter reading.
A business unit within Land Services Group, that provides valuation services.
Examples: see caveats and liens.
See plan type.
A corporation created by the deposit of a strata plan and consisting of the registered proprietors of the units defined on the plan.
See street types 17.7 KB for abbreviation used.
The statute that provides for the licensing and registration of surveyors and makes provisions relating to surveying and land boundaries.
The survey graphic index is a series of maps (mostly standard 1:2500 series) annotated with numbers representing survey plans. The reverse side of the plan contains a cross-reference from the number to the actual plan reference. In some cases only a search or document or docket or application reference is provided. Use the cross-reference search on PIERS to check for plan references.
Survey graphic index sheets are available on PIERS Online
The official charged by the Survey Act with certain responsibilities under that act.
Plan showing survey marks and certified correct by a licensed surveyor.
Survey Plan Images contain scanned images of survey plans. These plans show the boundary measurements of properties as well as other information used by surveyors.
Upon the death of one joint tenant, the remaining interest in the land is transmitted to the surviving joint tenant(s).
For example, if A and B own land as joint tenants and A dies, then B will become the sole registered proprietor.
Unless 'shares' are shown on the certificate of title, the ownership is joint tenancy and survivorship will apply.
Torrens Automated Title System.
One of the two main ways in which two or more persons may hold land in co-ownership (the other being a joint tenancy). Each tenant is entitled to a distinct but undivided share in the land. Note that, although having a distinct share in the land, this does not entitle the proprietor of the share to the exclusive ownership of any identifiable portion of it. There is no right of survivorship under a tenancy in common, and on the death of a tenant in common his or her share will pass according to his or her will or, in the absence of a will, according to the laws of intestacy.
A right to the possession of property which may be enforced by legal action. See certificate of title.
The system employed in all Australian jurisdictions under which title to land is conferred by the official registration of a dealing in that land. The fundamental principles of the system are:
The system is named after its creator, Robert Torrens, who introduced it in South Australia in 1858.
See plan type.
A document lodged in the LTO that contains authorisation for the transfer of an interest in property. Some of these documents are associated with survey plans - see the cross reference Search in PIERS Online.
The person transferring any land, mortgage or lease.
The person to whom any land lease or mortgage is transferred.
The passing of title to land (or an interest therein such as a mortgage or lease) in any manner other than by transfer. For example, on the death of a sole registered proprietor, his or her estate or interest in the land is transmitted to his or her executor or administrator.
See code explanation for urban and rural properties 32.0 KB.
If you have queries on building improvements, please contact your nearest LSG office.
The statute which provides for the valuation of properties for rating and taxing purposes.
The official charged by the Valuation of Land Act with the responsibility for the administration of that act.
The types of notional values are:
Please note that a combination of notional value types for a particular parcel of land will be granted where applicable.
A worker's lien may be claimed by a person in accordance with the
Worker's Lien Act 1893 for unpaid wages or the contract price for work done or services provided or materials supplied to the land with the assent of the owner or occupier of the land. A notice of lien (LN) is registered in the GRO and, if the lienee is the registered proprietor of the land to which the lien relates, a notification of it is made on the certificate of title. Until withdrawn or otherwise removed, a lien has the effect of a caveat.
A code used to signify how a property or area has been zoned. Zones exist for development and planning purposes and signify what use or uses a given property (or properties within an area) may be put to - eg residential, commercial. Further detail is available from Planning SA, South Australia Development Plans.
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