Don’t let title delays derail your project

I’ve found in subdivision finance, one of the most common bottlenecks appears just as things feel like they’re wrapping up - title registration. LINZ delays are a known risk but that doesn’t make them any easier to navigate, especially when final drawdowns are tied to the title.

We’ve seen projects where:
- Civil works were completed on time
- Sales momentum was strong
- The team was ready to move forward

Funding was paused because the titles had not yet been registered, and the final drawdown depended on this step.

For developers who need that final round of funding to purchase land, pay their contractors, or begin a new phase of their project, not receiving it can be a serious pinch point.

That’s where planning and structure make all the difference.

In the finance packages we support, we aim to build in flexibility:

✓ Realistic drawdown timelines that factor in current LINZ processing speeds
✓  Buffer periods between 224c completion and title-based drawdowns
✓ Staged milestone payments based on QS or engineer sign-off where lenders allow it

This doesn’t guarantee smooth sailing but it does give a project the breathing room to absorb delays without derailing the entire programme.

In some cases, we’ve seen funding structures that allow partial access to capital pre-title, depending on lender appetite, borrower experience, and equity position.

Not every lender will do this but when they do, it’s because the risk has been clearly understood and managed upfront.

If you’re six months out, now is the time to revisit:
- Your drawdown conditions
- The expected timing from LINZ
- Whether you’ve got headroom to absorb a delay

In this environment, delays are common.

While you can’t make LINZ go faster, you can structure your funding so the project doesn’t grind to a halt while you wait.

Want to make sure your funding won’t stall when titles do?

Let’s talk.