BC Realtor Guide to Title Searches (2026): How to Read a Land Title, Charges & Registered Interests
A BC title search is the most important document in any real estate transaction. It reveals who owns the property, what mortgages and liens are registered against it, what easements and rights of way cross it, and whether any legal proceedings are pending. Every BC realtor should be able to order a title search, read it fluently, and explain what they find to their clients.
1. What a BC Title Search Contains
A BC title search from the Land Title and Survey Authority (LTSA) returns two main documents:
1. Indefeasible Title Certificate
Confirms registered ownership. Contains:
- ▸PID (Parcel Identifier — 9 digits)
- ▸Legal description (lot, plan, district lot, DL)
- ▸Registered owner(s) name(s)
- ▸Nature of ownership (fee simple, life estate, leasehold)
- ▸Date and time of registration
- ▸Nature of title (strata lot, bare land strata, freehold)
2. Charges Register
Lists all registered interests against the parcel. Each entry shows:
- ▸Registration number (unique identifier)
- ▸Nature of charge (mortgage, easement, covenant, etc.)
- ▸Name of chargor (owner) and chargee (beneficiary)
- ▸Date and time of registration
- ▸Amount (for mortgages and judgments)
- ▸Remarks / expiry / reference to plan
How to Order a BC Title Search
Go to myLTSA
Visit ltsa.ca and log in to myLTSA Explorer. Non-members can use the public access portal.
Search by PID or address
Enter the 9-digit PID from the tax notice or the civic address. PID is more reliable — multiple parcels may share an address.
Select the parcel
Confirm it is the correct parcel (legal description matches the listing).
Order title search and charges
Order both the indefeasible title and the full charges register. Cost: ~$11–12 per parcel. Print or save as PDF.
Order charge documents if needed
You can order copies of individual charge instruments (e.g., the actual easement document, the actual covenant). Each costs additional $10–15.
2. Reading the Legal Description
BC uses several legal description systems depending on the age and type of land. Common formats:
| Description Type | Example | When Used |
|---|---|---|
| Lot and Plan (subdivision) | Lot 12 Section 25 Township 7 Plan LMP12345 | Most residential subdivisions post-1950 |
| District Lot | District Lot 1234 Group 1 New Westminster District | Older Metro Van / Fraser Valley land |
| Strata Lot | Strata Lot 42 Strata Plan EPS1234 Section 25... | Strata units — condo, townhouse, commercial |
| Bare Land Strata | Strata Lot 7 Strata Plan VR567 Section... | Bare land strata lots (detached homes in a strata) |
| Crown Grant / Pre-emption | South ½ District Lot 456 Kootenay District | Rural, older, pre-survey areas |
| Air Space Parcel | Air Space Lot 3 Air Space Plan VIS123 | Mixed-use towers, air rights parcels |
Nature of Ownership
Fee Simple
Absolute ownership — the most common form. Owner holds all rights of possession, use, and disposition subject only to registered charges.
Leasehold
Buyer owns the improvements; the land is leased (e.g., Musqueam, UEL, some commercial). Title shows the lease term and lessor.
Life Estate
Owner holds title for their lifetime only; on death, title passes to the remainderman. Rarely seen in residential sales but affects marketability.
3. The Charges Register — What Each Entry Means
The charges register is where most of the action is. Below is a comprehensive guide to every type of charge you will encounter on a BC title search:
| Charge Type | What It Means | Impact on Sale | Action Required |
|---|---|---|---|
| Mortgage / Collateral Mortgage | A lender holds a security interest in the property. Collateral mortgage may secure a line of credit, not just a fixed loan. | Must be discharged or assumed at completion | Proceeds pay out mortgage; conveyancer files discharge |
| Builder's Lien | A contractor, subcontractor, or supplier has registered a lien for unpaid work or materials (Builder Lien Act) | Blocks clean title — buyer may inherit liability | Must be discharged by payment, bond, or court order |
| Certificate of Pending Litigation (CPL) | A legal proceeding is pending that may affect title. Filed under Land Title Act s.215. | Blocks sale — almost all buyers and lenders refuse to complete with a CPL | Must be discharged or cancelled by court order or consent |
| Judgment | A court judgment has been registered against the owner, creating a charge on their land | Must be paid out of sale proceeds | Conveyancer searches for judgments; pays from sale proceeds |
| Easement | A right for another party to use a defined portion of the land for a specific purpose (utility, access, drainage) | Transfers with title — buyer takes subject to it | Disclose to buyer; describe scope and location |
| Statutory Right of Way (SRW) | Similar to easement but often granted to utilities, municipalities, or government for infrastructure (power lines, pipes, roads) | Transfers with title | Describe utility crossing; affects buildable area |
| Section 219 Covenant | A restrictive or positive covenant under the Land Title Act — may restrict use, density, building type, or require maintenance | Restricts what buyer can do with property | Read the covenant document; advise buyer of restrictions |
| Restrictive Covenant (s.221) | A private agreement restricting land use (no commercial, no suite, specific design standards) | Transfers with title | Review restriction; may limit permitted uses |
| Heritage Designation | Local government has designated property as heritage under Local Government Act | Restricts exterior alterations; may limit demolition or subdivision | Research designation bylaw; advise buyer |
| Assignment of Rents | A lender holds the right to collect rents from tenants if the owner defaults | Rarely affects sale; discharges with mortgage | Usually cleared when mortgage paid out |
| Life Estate | Owner granted another person the right to live in the property for their lifetime | Life tenant must consent to sale; may require court approval | Seek legal advice on how to discharge |
| Dower Right (older charges) | Pre-1980s interest of a spouse in matrimonial home (abolished in BC but may appear on old titles) | Historical charge; rarely active | Legal review of whether still operative |
Charges That Survive a Sale ("Run With the Land")
Certain charges survive the sale and bind the new owner — the buyer takes the property subject to these interests. It is critical to identify and disclose them:
Survives Sale (Buyer Takes Subject To)
- ✓Easements and rights of way
- ✓Statutory rights of way (utilities, gas lines, power)
- ✓Section 219 covenants
- ✓Restrictive covenants (s.221)
- ✓Heritage designations
- ✓Right of first refusal if registered on title
Must Be Discharged at Completion
- ✗Mortgages and collateral charges
- ✗Builder's liens
- ✗Judgments against the seller
- ✗Certificates of pending litigation
- ✗Assignment of rents (clears with mortgage)
- ✗Life estates (require special process)
4. What a Title Search Does NOT Reveal
Realtors often rely too heavily on a clean title search. Many significant issues are off-title — not visible on a title search at all:
Encroachments
A fence or structure crossing a boundary line only appears on a survey — not on title. A clean title search provides no assurance about boundary accuracy.
Prescriptive easements (unregistered)
A neighbour who has used a right of way for 20+ years may have acquired a legal easement but never registered it. It is a latent defect not visible on title.
Unpermitted structures / building violations
The municipality's permit records are separate from the LTSA. Title does not show whether a suite, addition, or structure has building permits.
Environmental contamination (Phase I/II results)
Contamination is not registered on title unless there is a remediation order or covenant. A clean title tells you nothing about soil or groundwater conditions.
Strata bylaw violations / outstanding strata levies
Form B from the strata corporation (not the LTSA) discloses outstanding strata fees, special levies, and bylaw violations.
Tenant rights / RTA protections
Existing tenancies with their Residential Tenancy Act rights are not shown on title. A clean title does not mean the property is vacant.
Municipal tax arrears (pre-lien)
Tax arrears do not appear on title until they become a registered charge. Order a tax certificate from the municipality separately.
First Nations title claims / treaty rights
While registered agreements may appear on title, unresolved Aboriginal title claims or treaty areas are not reflected in the LTSA title.
5. When to Order Title Searches
| Stage | Who Orders | Why |
|---|---|---|
| Pre-listing | Listing agent or seller's lawyer | Confirm ownership, identify charges that must be disclosed or discharged, check for surprise CPLs before listing |
| Pre-offer (buyer due diligence) | Buyer agent or buyer's lawyer | Identify issues before writing an offer — especially for subject-free offers |
| Subject removal | Buyer's lawyer / notary | Part of standard conveyancing search — checks for last-minute registrations |
| Day before completion | Buyer's lawyer / notary | Final check for any CPLs or charges registered after the title search ordered for subjects |
| Day of completion | Both sides' lawyers / notaries | Confirm no changes since prior search; completion proceeds on clear title |
⚠️ The Last-Day CPL Risk
A CPL can be filed and registered at the Land Title Office at any time — including the night before completion. A conveyancer who does not conduct a day-of-completion search is relying on a stale title. Many errors & omissions insurance claims arise from this gap. Ensure your clients' conveyancers conduct a same-day title search before releasing funds.
6. Ordering and Reading Charge Documents
The charges register shows that a charge exists and its basic details — but for easements, rights of way, and covenants, you need to order the full charge document to understand the scope, location, and restrictions. This is especially important for:
Easements & rights of way
What portion of the lot is affected? Is there a plan showing the area? What is the permitted use? Can the owner build within the easement area?
Section 219 covenants
What is the property restricted from doing? Is it no-suite, no-commercial, specific materials, or density cap? Is there a positive obligation to maintain or insure?
Statutory rights of way
Which utility crosses the lot? Is there a minimum setback requirement? Can the utility access for maintenance without notice?
Restrictive covenants
Private restrictions between neighbouring landowners — design standards, view protection, fence height. May limit renovations or future development.
💡 Practitioner Tip: Read Every Covenant
Section 219 covenants are frequently registered by municipalities as a condition of rezoning or development permit approval. They often restrict: suites, density, building envelope, heritage preservation, tree retention, or slope stabilization. A buyer who purchases with a restrictive covenant may find they cannot build the suite or addition they planned. Always order and read the covenant document, not just the charges register entry.
7. What Realtors Must Disclose From a Title Search
Under BCFSA rules and the common law duty of disclosure, realtors who conduct or review a title search must disclose all material charges to their clients. Material means anything that could affect a reasonable buyer's decision to purchase or the price they would pay.
Listing Agent Obligations
Buyer Agent Obligations
Script: Explaining the Charges Register to a Buyer
“I've reviewed the title search on this property. There are three items on the charges register: a mortgage that will be paid out and discharged at completion, a BC Hydro statutory right of way that crosses the back corner of the lot — which means BC Hydro has the right to maintain their line there and you can't build within that zone — and a Section 219 covenant restricting secondary suites. I'll order the covenant document so we can read exactly what it says before you remove subjects. The mortgage disappears at completion; the other two stay with the property and bind you as the new owner.”
Frequently Asked Questions
How do I order a BC Land Title search?
BC title searches are ordered through myLTSA Explorer at ltsa.ca. You can search by PID (Parcel Identifier), civic address, or legal description. A title search costs approximately $11–$12 per parcel. Realtors, lawyers, and notaries use myLTSA; members of the public can also access the LTSA public portal. The search returns the indefeasible title certificate and the charges register.
What does 'indefeasible title' mean in BC?
Indefeasible title means the registered owner's title cannot be defeated by most competing claims — it is conclusive against the world. BC operates under the Torrens land title system, where registration creates the title; prior unregistered interests generally cannot override a registered owner's title. The indefeasible title certificate confirms who the registered owner is and the nature of their ownership (fee simple, leasehold, strata lot, etc.).
What is a PID number in BC real estate?
A PID (Parcel Identifier) is a unique 9-digit number assigned to every parcel of land in BC by the Land Title and Survey Authority (LTSA). It is the most reliable way to identify a specific parcel for title search purposes. PIDs are found on property tax notices, previous title certificates, and property data sources. Every legal parcel in BC has its own PID — a strata complex may have dozens of PIDs, one per unit.
What is the difference between a charge and an encumbrance on title?
A charge is a registered interest in land that gives someone a right against the property — mortgages, builder's liens, easements, rights of way, restrictive covenants, and CPLs are all charges registered on the charges register. An encumbrance is a broader term for any interest in or claim against a property that may affect its value or transferability. All charges are encumbrances, but some encumbrances (like off-title encumbrances or prescriptive easements) may not appear on title.
Do mortgages automatically discharge when a property is sold in BC?
No — mortgages do not automatically discharge on sale. When a BC property sells, the notary or lawyer acting on the sale uses the sale proceeds to pay out the mortgage balance, then files a discharge of mortgage at the Land Title Office. The discharge is typically filed on or after the completion date. Buyers and their lenders require that all existing mortgages be discharged as a condition of completion — this is handled by the conveyancing solicitor/notary.
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