What is a caveat and how does it protect my interest?

What the Law Says

Under Singapore law, a caveat is a formal instrument lodged with the Registrar of Titles to protect a person’s claimed interest in land. It acts as a 'freeze' on dealings affecting that land until the caveat is withdrawn or removed.

Section 115 of the Land Titles Act gives any person claiming an interest in land the right to lodge a caveat against the title. Once registered, the caveat prevents the Registrar from registering any further dealings — such as transfers, mortgages, or leases — that would affect the caveator’s claimed interest.

The caveat does not itself create or prove the interest; it only serves as a protective measure while the caveator pursues their legal rights (e.g., through court action or negotiation). It remains in force indefinitely unless withdrawn, removed by court order, or lapsed due to failure to commence legal proceedings within the time required by law — though s. 115 itself does not specify a time limit for lapse.

Only persons with a 'caveatable interest' may lodge a valid caveat. This includes interests like a purchaser under an uncompleted sale agreement, a chargee, or someone with an option to purchase — but not mere contractual rights without proprietary effect.

Statutory Text

Any person claiming an interest in land may lodge a caveat against the title to the land.

— Land Titles Act, s. 115 — Lodgement of caveat

What to Do

Sources