Buying a property is one of the biggest decisions you will make, and the legal side should be the easiest part of it.

We act for investors, families upsizing or downsizing, commercial purchasers, and overseas buyers navigating the OIO regime. Whatever stage you are at, before you sign, mid-offer, or already under contract, tell us about the property and we will take it from there.

Our approach: take care of the legal side properly, explain everything in plain English, and tell you what is happening before you have to ask.

Who this is for

Property Investment in New Zealand

You know the market. You want a lawyer who moves at your pace, gives you a straight read on the title and due diligence, and gets you to unconditional without unnecessary back and forth. We act for property investors across the country - residential, commercial, and mixed use - and keep the process tight so you can move on to the next one.

Australian, expat, and overseas buyers

The Overseas Investment Amendment Act 2018 changed who can buy NZ residential land. We work out where you sit before you spend money on a deposit. See also our overseas investment page for the full OIO regime.

Commercial property purchases

We act for purchasers of offices, retail premises, industrial units, and mixed-use buildings. That means a thorough title investigation, review of the sale and purchase agreement and any existing tenancies, advice on the right ownership structure, and confirming the GST treatment is correctly documented in the agreement - fixed-fee estimate provided before you commit.

Trustees and family arrangements

We take the time to understand your background, goals, and desired outcomes before advising on the right ownership structure. That might be a family trust, a company, a partnership, or your own name - and it often involves working alongside your accountant to get the tax and asset protection side right. We make sure the structure is in place before you sign.

Our service covers

Sale and purchase agreement

Whether you are buying at auction, by negotiation, or off the plans, we make sure the agreement protects you:

  • Drafting the agreement. Where we are instructed early, we draft the agreement or review it before you sign - at no charge.
  • Negotiation. We negotiate the terms directly with the vendor’s lawyer, including price adjustments, remedies for due diligence findings, and any matters that arise before unconditional.
  • Clause analysis and recommendations. We walk you through every condition - finance, LIM, due diligence, builder’s report, toxicology - explain what each one means, set realistic timeframes, and make sure the wording is buyer-favourable, not just the standard form the agent handed you. See understanding deposits in NZ for how the deposit and KiwiSaver conditions interact.

Property due diligence investigations

We carry out thorough due diligence on every purchase before you commit. That includes:

  • LIM report review. We review the Land Information Memorandum in full - council records, drainage, building consents, code-compliance certificates, known hazards, flood overlays, and any work done without consent. Most buyers do not read these in detail, and most buyers should not have to.
  • Title investigation. We examine the Record of Title for every registered interest: easements, covenants, mortgages, encumbrances, consent notices, leases, and statutory restrictions. A defective title can sit unnoticed for decades and only surface when you try to sell. See our piece on defective titles for what we look for.
  • Property file review. We review the council property file for any outstanding notices, requisitions, or issues not captured in the LIM.
  • Consenting analysis. We identify any works carried out without consent or with outstanding conditions, and advise on the risk and how to address it before you go unconditional.

Commercial property purchases

Commercial agreements are more involved than residential. We review the sale and purchase agreement in detail, advise on the right ownership structure, confirm the GST treatment is correctly documented, and carry out lease documentation analysis - reviewing any existing tenancies, assignment provisions, rent review mechanisms, and obligations that transfer to you on settlement.

Completing the purchase

From unconditional through to settlement and beyond, we manage the entire process:

  • Completing legal documentation. We prepare all transfer and mortgage documentation, calculate rates and water apportionments, and ensure everything is in order for settlement day.
  • Liaising on your behalf. We deal directly with the vendor’s lawyer, your lender, the real estate agent, and any other relevant parties so you do not have to. Most of our settlements are confirmed by lunchtime on settlement day.
  • Post-settlement. We report back with your registered title and a complete record of all funds movement.

Process and timeline

A typical residential purchase with us follows this rhythm. Timings are in working days from agreement being signed.

StepTimingWhat happens
1. We are engagedBefore you signWe open your file, confirm our fixed fee, and complete your identity check.
2. Pre-signing reviewBefore you signWe review the agreement, recommend conditions tailored to your situation, and check everything before you sign - at no charge.
3. Agreement signedWorking day 1The due diligence clock starts. You have 10 working days to go unconditional.
4. Due diligenceWorking days 1–10We download the title and registered interests, review the LIM, and assist with any building report issues.
5. UnconditionalWorking day 10Conditions are satisfied. Deposit is paid. The purchase is locked in.
6. Pre-settlementWorking days 11–25We liaise with your bank or mortgage advisor, review loan documentation, and confirm funds are in place.
7. SettlementWorking day ~25Transfer registered at LINZ, keys handed over.
8. Post-settlementAfter settlementWe report back with your registered title and a complete record of all funds movement.

A standard residential purchase settles 4 to 6 weeks after the agreement is signed, depending on the settlement date agreed in the contract. We tell you what is realistic for your matter at the outset.

What it costs

Fixed-fee estimate, in writing within two business hours of you telling us about the property.

Stage 1 - Due Diligence

  • Due Diligence Auctioned Property

    $750

    + GST + disbursements

  • Due Diligence Existing Home

    $1,000

    + GST + disbursements

  • Due Diligence New Build / Turnkey

    $1,250

    + GST + disbursements

Stage 2 - Conveyancing

  • Conveyancing Residential

    $2,500

    + GST + disbursements

  • Conveyancing Commercial

    $3,000

    + GST + disbursements

Disbursements (LINZ registration, LIM fee, AML identity verification, and other third-party costs) are quoted at the time of instruction and vary by matter.

Where we act

We act for buyers across New Zealand. Our team handles property matters in Auckland (including the North Shore, West Auckland, Central, East, and South Auckland), Wellington, Christchurch, Hamilton, Tauranga, Queenstown, and the regions. We also act for overseas buyers, expats, and Australian purchasers buying NZ property remotely.

FAQ

Frequently asked questions

How much deposit do I actually need to pay when I sign?
The standard deposit on an ADLS agreement is 10% of the purchase price, paid into the real estate agent's trust account when the agreement is signed (or when it goes unconditional, depending on the contract). On a cash or auction purchase, the deposit is usually due immediately on signing. We can negotiate a lower deposit (5% is common). If you are using KiwiSaver for a deposit we will ensure the deposit is protected as required by your KiwiSaver provider.

Do I have to use a lawyer to buy a house in New Zealand?
In practice, yes. The bank will not release loan funds without a lawyer or licensed conveyancer acting for you, LINZ registration requires a registered practitioner, and identity verification rules mean every purchase needs proper client identification. You can technically use a licensed conveyancer instead of a lawyer, but for anything beyond a straightforward purchase we recommend a specialist property lawyer.

What is the difference between a conditional and an unconditional agreement?
A conditional agreement is a binding contract that lets you walk away if specific conditions (finance, LIM, builder's report, due diligence) are not met by the dates in the contract. An unconditional agreement is a binding contract with no escape route: if you do not settle, you are in default and the deposit (and potentially more) is at risk. Going unconditional is the moment the property is effectively yours.

How long does the whole process take from signing to keys?
A standard residential purchase settles around 25 working days after the agreement is signed. A commercial purchase or a unit title with body corporate complexity may take longer. We tell you what is realistic for your matter at the outset.

What happens if I find a problem during due diligence?
You have three options: walk away (if you have a due diligence or specific condition that lets you), negotiate a price reduction or a remedy with the vendor, or accept the problem and proceed. We give you a clear recommendation on which one fits your situation, and we negotiate with the vendor's lawyer on your behalf.

Do I need a builder's report on every purchase?
On almost every purchase, yes. The cost (typically $500 to $1,000) is small compared to the cost of buying a property with hidden defects. The exceptions are brand-new builds with a code-compliance certificate, or where the property is being bought to demolish.

Can I buy in my own name and transfer to a trust later?
You can, but it usually costs more than getting the structure right from the start. A later transfer triggers fresh legal fees, potential LINZ duties, and bank consent requirements. We set the ownership structure up before the contract goes unconditional wherever possible.

Buying a property? Tell us about it

Before you sign, after you have made an offer, or once you are already under contract: tell us about the property and we will take it from there.

Fixed-fee estimate, in writing within two business hours.

Get a fixed-fee estimateCall 09 522 8810
Insights

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