Don’t Be Fooled by the Hue: A “Blue Title” is Not a Digital Title

In Victoria’s land ownership world, few things have caused as much confusion as the 'blue A4 Certificate of Title.' Many have mistaken this blue paper as being a digital title, but let’s set the record straight; the blue title is a paper Certificate of Title (pCT), not a electronic Certificate of Title (eCT). If you’re holding a blue title, you’re holding a paper title—and perhaps some misplaced assumptions. Let me explain what this colour-coded mix-up is all about.

From Parchment to Blue A4 Paper

Back when parchment/historical titles were issued in Victoria, the Titles Office held the original parchment title, whilst the landowner held the duplicate parchment title (or their financial institution if it was under mortgage). 

Over 20 years ago, Victoria started to phase out parchment titles, beginning the shift toward today’s digital system. During this phase, the Titles Office scanned all original parchments into a digital register, now known as the Victorian Online Title System (VOTS). After scanning the original parchments, the Titles Office archived them and switched to maintaining the digital records, while homeowners or financial institutions held onto their parchment (paper) duplicates.

When a transaction—like a land transfer—was needed, the owner or financial institution would turn in their parchment title. The Titles Office would then make the necessary update in VOTS and issue a new document. Instead of an updated parchment, the owners or financial institution would receive a new paper title, printed on A4 blue paper (originally white in its early days). 

The blue title was a paper copy that mirrored the data held by the Register of land. But just because the blue title mirrored the VOTS data doesn’t make it digital; it remained firmly in the realm of paper, not digital records.  Think of it as the paper equivalent of what’s stored online. 

What is the Difference between pCT and eCT?

Both pCT and eCT formats confirm land ownership, but they’re managed very differently and operate in distinct worlds. 

Electronic Certificate of Title (eCT)

With an eCT, the owner does not hold a physical document like a parchment or blue A4 paper title with legal standing. 

You may have received a ‘Register Search Statement”, which provides information about what is recorded in the digital land register, such as the land's volume and folio numbers, current ownership, land description, and any encumbrances (such as a mortgage) or caveats. You may even have an old paper title that has been rendered legally invalid. Both documents in themselves are purely for reference and don’t carry any legal weight.

In a digital setup, the eCT is managed (controlled) on your behalf by a third party who has access to digitally update VOTS through an online portal called the ELN (Electronic Lodgement Network) such as PEXA (Property Exchange Australia). This "eCT control" over your digital title will be held by your bank, conveyancer, lawyer, or the Registrar of Titles.

This means you don’t have direct control over the title itself. Since it’s digital, you can’t physically possess it, and therefore, eCT control cannot coexist with a physical paper title.

For conveyancing transactions, such as transferring ownership or entering a new mortgage agreement, you don’t need to produce a physical title—because one doesn’t exist in the digital format.

Paper Certificate of Title (pCT)

A paper title (either parchment or blue A4) gives you a tangible document with legal standing, directly representing your ownership.

When you hold a live paper title, you control it entirely, and there’s no eCT control by a third party—since you hold the title, it’s in your possession and authority to safeguard and manage yourself.

If a conveyancing transaction is required, like a property transfer or mortgage arrangement, you must physically present the paper title. If it’s lost, you’ll need to lodge an application for a lost title before proceeding with the transaction.

Converting Digital Titles Back to Paper

Prior to August 3rd, 2024, I helped hundreds of Victorian homeowners convert their digital titles back to paper titles. In each and every instance, the Historical Search Statement confirmed the conversion from an electronic Certificate of Title (eCT) to a paper Certificate of Title (pCT). The date of this conversion always matched the production date on the blue paper title generated by the transaction. The conversion process also removed the eCT Control because the land owner took back control of the title and held it in their possession.

A Blue Paper Legacy Fading into Digital Pixels

Land Use Victoria has decided to embrace the digital era and is phasing out the paper title all together. As of August 3rd, 2024, all new Victorian Certificates of Title are purely electronic with no paper duplicate. Instead of getting a blue A4 paper title, all you now get is this  'Register Search Statement', which is nothing more than a title search. And nearly two-thirds of Victorian land titles are already in purely electronic form.

If you’ve been clinging to the blue title, thinking it’s a digital title—surprise! That paper certificate is indeed paper, and it’s still perfectly valid. Although, its days are numbered. Next time you’re involved in a conveyancing transaction, its a one-way trip to digital transformation. Once a transaction occurs, the title will officially transition to an eCT, with no blue in sight.

If this is concerning to you, you are not alone. Many Victorian property owners are very worried about the shift to fully digital titles and the impact it has had on their sense of security and ownership. However, this is where I can help; I specialise in providing solutions for Victorians with land title concerns. 

For example, if you need to perform a conveyancing transaction, such as entering into a new mortgage contract, and are concerned about losing your current paper title, I can instruct you on how to prevent the destruction of the document. While the paper title will lose its legal standing, retaining the document offers a sense of security as a historical backup.

I can also guide you on the best practices for securing your interests when your title is converted to digital, and assist you in organising the necessary legally recognised paperwork to strengthen your proof of ownership and property rights. 

It's time to stop focusing on problems, and start focusing on solutions. Feel free to contact me at info@landtitlehelp.com, or call or text me on 0421 617 232 for a free consultation.

Please note: The information in this article is general in nature and does not constitute legal advice.