Commonly Raised Questions
Do I need my neighbour’s consent?
In short, yes.
Because cross-lease properties are based on shared ownership of the land, all owners listed on the title generally need to agree to update or convert it. Updating a cross lease requires your neighbours’ signatures at the time of lodging the new title. Converting from cross lease to fee simple also requires your neighbours’ consent throughout the process.
I can help you approach the conversation and explain the benefits so everyone feels comfortable with the process.
How long does it take?
The full process for a cross lease update typically takes around 3 months, including field surveying, resource consent and council processing, preparation of the survey plan, LINZ processing, and solicitor handling. Converting from cross lease to fee simple generally takes up to 6 months, as it involves all of the above steps plus additional paperwork, subject to council conditions of the subdivision.
How much does it cost — are there any hidden fees?
When researching your title, I may need to access the property file to properly assess it. You may already have a copy of this paperwork; however, if it is required, there is a fee:
Property File: $77 (from Auckland Council)
This file contains all relevant documents, including historic building consents and any previous consents relating to the site. Should you choose to proceed with the process this amount will be deducted from the invoice.
All survey work, council deposit fees, and LINZ registration fees are included in the quoted price. The only extras which are not able to be quoted include:
A council processing fee (ballpark $500) to formally process the survey plan is in line with the consent.
Solicitor fees, which vary depending on your lawyer’s involvement.
There are no hidden costs or add-ons — everything else (surveying, resource consent, plan preparation, and title registration) is covered in the price you’re given.
Will fixing or converting my title increase property value?
Cross Lease Update
Yes — updating your cross lease title can have a noticeable impact. Removing the “defective title” label increases buyer confidence, reassures lenders and insurers, and helps maintain your home’s market value. While it doesn’t usually create a huge price jump, it can prevent discounts that buyers might otherwise apply due to perceived risk
Cross Lease to Fee Simple Conversion
Converting a cross lease to a fee simple (freehold) title typically increases property value more significantly. Studies in New Zealand suggest that freehold properties can sell for 5–15% more than equivalent cross lease properties, depending on location and market conditions. Freehold titles attract stronger buyer interest, fewer sale conditions, and more competitive offers.
Can I still sell my property while the defect is being fixed?
Yes, but it’s best to be transparent.
Some vendors choose to start the process before listing and disclose that it’s underway. This shows buyers you’re proactive, helps protect offers, and can avoid last-minute contract complications.
What happens if my neighbour isn’t ready to proceed?
If you’re only updating your own flat and the work doesn’t affect your neighbour’s structure or exclusive-use area, it is possible to correct the defect independently. However, they will be required to sign the paperwork when you Solicitor comes to complete the legal dealing.
If you’re considering full freehold conversion, both (or all) owners will need to participate — but I can provide information to help everyone understand the benefits and costs before deciding.
Can you check if my title is defective?
Absolutely.
Send through your address and I’ll personally assess it for free. A quick search of your title overlayed on the Council aerial GIS map highlights any possible differences to your title plan. I may request further information at this time such as the property file (you may have this or it can be downloaded from Auckland Council for $77) or photos of the property to allow me to assess remotely.
You’ll receive clear feedback on whether your title is defective and what your best options are — no cost, no obligation.
Who manages the process?
I personally handle everything — from the initial site survey and council application through to LINZ registration.
You’ll deal directly with me the entire time, not an admin team or third-party contractor. This ensures clear communication, fast turnaround, and high-quality results.
Do I need a lawyer?
Yes, but only toward the end of the process.
Your solicitor will review the updated or new titles, handle legal signing, and ensure everything aligns with your property records.
Are there any other catches I should be aware of?
Yes — any additions, extensions, or changes to the flat’s area must have been legally constructed. This means they need to have the appropriate building consent, stamped and approved by the council, and be fully compliant with current regulations. Without this, updating or converting your title could be subject to additional requirements and costs to rectify.