The application for first registration is the bundle of documents an owner of unregistered land lodges at the Land Titles Division of the National Land Agency (NLA) to ask the Registrar of Titles to issue a Certificate of Title. It is normally prepared by an attorney-at-law, working with a commissioned land surveyor.
What goes into the file
- The prescribed application form under the Registration of Titles Act, signed by the applicant.
- A statutory declaration of possession by the applicant, explaining how the land was acquired and how long it has been occupied.
- Where the documents of title do not cover a long enough period, supporting declarations from two people who have known the land for decades.
- Documentary proof such as conveyances, receipts, a probated will, letters of administration or a certificate of compliance under the Facilities for Titles Act.
- A pre-checked survey diagram if registering by plan, or a detailed written description of the land and its neighbours if not.
- Proof that property tax is paid, which since the 2020 amendments is shown after provisional approval rather than on lodgement.
What happens next
On lodgement the applicant pays registration fees and receives an application number. The papers are checked, the plan goes to the Surveys and Mapping Division to confirm the land is not already registered, and the file is passed to the Referee of Titles unless it qualifies for the direct route to the Registrar. If approved, the applicant is told to advertise in a daily newspaper. Once the objection period ends without a caveat or court action, final fees are paid and the title is prepared.
Common sticking points
Delays usually come from weak evidence: unexplained breaks in the chain of ownership, declarants who cannot speak to enough years, names that differ across documents, or a survey that clashes with a neighbour’s registered plan. Where the root of title cannot be established at all, the matter may be referred to the NLA’s adjudication process instead.
Getting a surveyor and attorney to review the documents together before filing tends to save months. Applicants overseas can sign declarations before a notary public abroad, who must also certify their status.
Fees are on the NLA’s published price list and fee calculator and depend on the land’s value, so they are worth confirming before lodging.
Related terms: First Registration, Statutory Declaration, Declaration of Possession, Pre-checked Plan, Caveat, Attorney-at-law.
Accurate as at October 2026. Fees and procedures are reviewed periodically.
