How to check a title deed in South Africa?

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Where do I go in South Africa to request a copy of a title deed?

You need to visit the provincial Deeds Office that corresponds to where the property is located.

Each of South Africa's nine provinces has designated Deeds Office branches that handle property registrations for that specific region. The main offices include Cape Town for the Western Cape, Johannesburg for Gauteng, Bloemfontein for the Free State, and Pretoria which serves as the national office.

As of September 2025, you can also request title deed copies online through the official DeedsWeb platform at www.deeds.gov.za, which allows you to search and order documents without visiting a physical office. This online system requires registration and ID verification but provides the same official documents as in-person requests.

Private services like MyDeedSearch and DeedsOnline also connect to the government registry, but DeedsWeb remains the authoritative government platform for all official title deed searches and copies.

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What exact information do I need about the property before I can search for the deed?

You must have the property owner's full name and ID number, plus the property's erf number and township or farm name.

The erf number is the unique plot identifier assigned to every property in South Africa - this is not the same as a street address. You'll also need the exact township name or farm name where the property is registered. For sectional title properties like apartments or townhouses, you'll need the section number and scheme name instead.

For properties owned by companies or trusts, you'll need the entity's full registered name and registration number rather than an individual's ID. The Deeds Office cannot process searches based solely on street addresses, as the same address might exist in multiple townships.

If you're unsure about any of these details, the property's transfer documents, municipal rates bill, or a conveyancer can provide the correct information. Having incomplete or incorrect details will result in failed searches and wasted fees.

How much does it cost to get a copy of a title deed at the Deeds Office?

Standard title deed copies cost between R400 and R650, while certified copies range from R700 to R950.

The total cost includes the base Deeds Office fee of R200-R300, a search fee of R100-R150, and processing charges of R150-R200. Certified copies require additional certification fees of R200-R300, bringing the total to R700-R950 per document.

Online searches through DeedsWeb have similar fee structures, though exact costs depend on your account type and search volume. Express or urgent services can cost R800-R1200 but deliver results within 1-2 days instead of the standard 1-7 working days.

Additional charges may apply for historical searches, multiple property searches, or if you need notarized copies for international use. Payment methods vary by office but typically include cash, card, or electronic transfer for online services.

Can I check a title deed online, and if so, what is the official government website?

Yes, you can check title deeds online through the official DeedsWeb platform at www.deeds.gov.za.

DeedsWeb is the authoritative government platform that provides the same official documents available at physical Deeds Offices. You'll need to register an account, verify your South African ID, and pay the applicable fees to access full title deed copies and search results.

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What details will appear on a South African title deed once I receive it?

A South African title deed contains the complete legal description of the property, current owner information, and all registered encumbrances.

The document will show the registered owner's full name and ID number (or company registration number), the exact property boundaries and size in square meters, and the date when ownership was officially registered. You'll also see the property's legal description including erf number, township name, and any subdivision details.

All registered bonds, mortgages, servitudes, and other encumbrances appear on the deed with their registration dates and amounts. The title deed number, registrar signatures, and official seals authenticate the document. For sectional title properties, you'll see the section number, scheme details, and any body corporate information.

Recent endorsements, transfers, or changes to the property's legal status are also recorded, making the title deed a comprehensive record of the property's legal history and current status.

How do I confirm the legal owner of the property through the title deed?

The title deed clearly states the registered owner's name and ID number in the ownership section of the document.

Look for the section labeled "Registered Owner" or "Proprietor" which will contain the full legal name exactly as registered with the Department of Home Affairs. For individual owners, this includes their South African ID number, while company or trust ownership shows the entity's full registered name and registration number.

If there's a mortgage bond on the property, the bank typically holds the original title deed until the loan is paid off, but this doesn't affect legal ownership. The registered owner remains the legal proprietor even when the physical deed is held by a financial institution as security.

For properties in joint ownership, all owners' names and ID numbers will be listed, along with the ownership shares or percentage each party holds. Always verify that the person selling the property matches the registered owner details exactly.

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How can I see if there are any bonds, mortgages, or other encumbrances registered against the property?

All registered bonds, mortgages, and encumbrances are clearly listed on the title deed under the "Conditions and Encumbrances" section.

This section shows every registered claim against the property including mortgage bonds with the lending institution's name and loan amount, municipal liens for unpaid rates and taxes, and any servitudes or easements that restrict property use. Each encumbrance includes its registration date and reference number for verification.

DeedsWeb searches also display current encumbrances linked to the property, showing which claims are still active versus those that have been cancelled or paid off. Cancelled bonds will show cancellation dates and reference numbers.

Be particularly careful about unregistered claims that might not appear on the title deed, such as pending municipal accounts or body corporate levies. These won't show on the deed but can still affect the property transfer, so additional municipal and body corporate clearance certificates are essential.

Which Deeds Office branch do I go to if the property is in a different province?

You must use the Deeds Office branch that corresponds to the province where the property is registered, not where you live.

For example, if you live in Johannesburg but want to check a property deed in Cape Town, you must either visit the Cape Town Deeds Office or use their online system. The Johannesburg office cannot access Western Cape property records.

How long does it normally take to get a title deed search result in South Africa?

Standard title deed searches take 1-7 working days, while physical copy delivery requires 7-10 working days after the request is processed.

Online searches through DeedsWeb are typically faster, delivering results within 1-3 working days once payment is confirmed and your account is verified. In-person requests at Deeds Offices usually take 3-7 working days depending on the office's current workload and the complexity of the search.

Express services are available at most offices for an additional fee of R200-R400, reducing processing time to same-day or next-day delivery. During peak periods like December holidays or month-end property transfer rushes, normal processing times may extend by 2-3 additional days.

For recently transferred properties where registration isn't complete, the entire process can take 6-12 weeks from the initial transfer lodgement until the updated title deed becomes available for searches.

Can someone else check a title deed on my behalf, and what paperwork would they need?

Anyone can request a title deed search in South Africa, but third parties may need written authorization for detailed searches.

Basic title deed searches are public records that any person can access by completing the prescribed Deeds Office form and paying the required fees. However, for comprehensive searches that include confidential details or certified copies, the requesting party may need a power of attorney or written authorization letter from the property owner.

The third party must provide their own ID document and complete the official search form with accurate property details. For conveyancers, estate agents, or other professionals acting on your behalf, their professional registration may serve as sufficient authorization.

If you're overseas or unable to visit the office personally, a South African attorney or conveyancer can conduct the search as part of their professional services, typically charging R800-R1500 including their service fees and government charges.

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What is the process if the property was recently transferred and the title deed is not yet updated?

For recently transferred properties, the title deed may not reflect the new ownership until the registration process is complete, which typically takes 6-12 weeks.

During this period, the conveyancer handling the transfer can provide you with a status update and confirmation of the pending registration. They have access to the lodgement records and can verify that the transfer documents have been submitted to the correct Deeds Office.

You can request a search for the current registered owner while the transfer is pending, but the results will show the previous owner until registration is finalized. The conveyancer can provide you with copies of the signed transfer documents and proof of lodgement as interim evidence of the ownership change.

If you urgently need proof of the new ownership before registration is complete, the conveyancer can issue a certificate confirming the transfer status and expected registration date. This is often sufficient for insurance, municipal account transfers, and other immediate requirements.

How do I verify that the title deed I received is authentic and not a fraudulent copy?

Authentic South African title deeds contain specific security features including watermarks, official seals, and registrar signatures that are difficult to replicate.

Original title deeds have distinctive watermarking visible when held up to light, embossed official seals from the Deeds Office, and original signatures from the Registrar of Deeds. The document quality is high-grade paper with specific formatting and typography that's consistent across all official documents.

You can verify authenticity by comparing the document details against the official Deeds Office records through DeedsWeb or by requesting verification directly from the issuing Deeds Office. The title deed number, registration date, and owner details must match exactly with the official registry.

For certified copies, look for the certification stamp and signature from the Deeds Office or a notary public. Any discrepancies in formatting, spelling, or official details should raise immediate red flags requiring professional verification through a conveyancer or the Deeds Office directly.

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Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Department of Justice - Deeds Registries
2. South African Government - Deeds Registry Information
3. Burger Huyser Attorneys - Title Deed Costs
4. Burger Huyser Attorneys - Online Title Deed Copies
5. Western Cape Government - Title Deeds Service
6. South African Government - DeedsWeb Subscription
7. Barter McKellar Law - Understanding Title Deeds
8. Private Property - What is a Title Deed
9. Louwrens Koen Attorneys - Deeds Office Locations
10. MyDeedSearch - How to Check Title Deeds Online