JANUARY 20, 2026
Before You Sell in South Auckland: The Paperwork That Wrecks Deals at the Last Minute
Most property deals don’t fall apart because a buyer changes their mind. They fall apart because something on paper doesn’t stack up, and it’s discovered too late usually after a conditional offer is already on the table.
In South Auckland, the same paperwork issues come up again and again. They don’t always stop a sale, but they delay, weaken, or completely derail deals if they aren’t handled early.
1. Cross-Leases & Flats Plans: The Silent Deal Killer
Cross-lease titles aren’t a problem on their own. Out-of-date flats plans are. If the floor plan on the title doesn’t match the current layout, buyers, banks, and lawyers see uncertainty and banks don’t like uncertainty.
I had a property listed in Clendon Park where the flats plan was drawn incorrectly. The owner had purchased the property that way many years earlier and wasn’t aware there was an issue. When the buyer’s lawyer reviewed the title, it was flagged as defective. Although we worked with Council to remedy the issue, the timeframe caused the buyer to pull out. This is why we now verify titles and flats plans before every listing goes live.
2. Unconsented Work (Yes, Buyers Will Ask)
Unconsented work isn’t illegal, but it is risky. Common examples include decks, garage conversions, and bathrooms. A common misunderstanding is re-tiling an existing bathroom without consent. In most cases, Council expects to inspect the waterproofing membrane before tiles are installed.
Where consent wasn’t obtained, owners may need to apply for a Certificate of Acceptance. This usually requires professional sign-off, evidence such as photos, and time something buyers don’t always want to wait for.
3. LIM Reports & Surprises Buyers Panic Over
Flood notations, overland flow paths, and historic council notes often raise buyer concern. I’ve seen homeowners caught off guard when a LIM flags flooding, even though the home has never flooded. While these issues don’t usually stop a sale, they do increase scrutiny and narrow the buyer pool if not explained properly.
4. What Sellers Should Check Before Listing
Before listing, sellers should review the title, flats plan accuracy, LIM report, code compliance certificates, any unconsented work, and insurance history. Catching issues early gives you options. Finding them late gives buyers leverage.
Final Thought: The homes that sell best aren’t perfect, they’re prepared. Before you list, make sure your paperwork stands up under scrutiny.
