Conveyancing — Little Mountain
Conveyancing Little Mountain — fixed fee, solicitor-led
Family homes, acreage-edge blocks and townhouse stock between Caloundra Road and Bellvista. Sales $990 and purchases $1,499 inclusive of GST, with the contract read before you sign.
Fixed fee — sale
$990
inc. GST
Fixed fee — purchase
$1,499
inc. GST
Contract review
Free
before you sign
Erin Wilkinson and the team act on Little Mountain property from our office at 40 Theresa Street, Golden Beach QLD 4551. Call 0488 340 853 or send us the contract.
Reviews from clients
Meg Drewe · Google review
★★★★★I can’t recommend Erin highly enough. Although things ultimately didn’t proceed, Erin went so far above and beyond to help me, and I’m genuinely so grateful for the time, care and knowledge she gave me. She was incredibly kind, patient and supportive, and always took the time to explain everything and answer my questions. Her guidance made such a difference during what was a stressful and uncertain time for me. It’s so lovely to come across a small local firm that genuinely cares about their clients and goes the extra mile to help. Erin is not only incredibly knowledgeable, but truly cares about the people she helps. I wouldn’t hesitate to recommend her to anyone.
Lesley Bourke · Google review
★★★★★Erin was an absolute standout on the Sunshine Coast in assisting with our mutual sellers’ sale of their home. As a Solicitor, and we deal with many, her professionalism, attention to detail, knowledge, and clear communication were exceptional throughout the entire process. Erin was a pleasure to work alongside and made the legal side of the transaction seamless and straightforward for everyone involved. Her prompt communication and proactive approach were greatly appreciated, and it was clear that she genuinely cared about achieving the best outcome for our mutual clients. I would have no hesitation in recommending Erin to anyone looking for an outstanding Solicitor in the sale of their home. She is a true professional and an absolute asset to her clients.
If we have acted for you in Little Mountain, a short review helps other local buyers and sellers work out who to trust. Reviews appear on the site once we have checked them.
Conveyancing in Little Mountain — the short answer
Coastside Law does conveyancing in Little Mountain from our office at 40 Theresa Street, Golden Beach QLD 4551, about ten minutes away — so Little Mountain conveyancing and conveyancing Little Mountain are handled locally by an admitted solicitor rather than a processing centre. The fee is fixed: $990 inclusive of GST on a residential sale and $1,499 inclusive of GST on a purchase, plus searches, transfer duty and registration fees at cost and quoted in writing first. We act on established family homes off Caloundra Road, Bellvista and Bellvista Rise estate lots with covenants and community title, townhouse and duplex purchases with full body corporate record reviews, larger western-fringe blocks, seller disclosure (Form 2), deceased estate and power-of-attorney sales and family transfers, and we check unapproved decks, sheds and extensions, pool safety compliance, easements and flood and bushfire overlays. Contract review before you sign is free, settlement runs electronically through PEXA, and there is no professional fee if a reviewed contract terminates before it becomes binding. Call 0488 340 853.
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Why Little Mountain clients use a solicitor, not a conveyancing factory
A solicitor, not a processing centre
Your file is run by an admitted Queensland solicitor who can give you legal advice on the contract, not a paralegal in a call centre who can only move paperwork.
Local, not national
We work from the peninsula and the Sunshine Coast. We know the councils, the overlays, the body corporates and the local agents — because we deal with them every week.
Fixed fees, quoted in writing
No 'from' pricing that grows at settlement. You get the professional fee in writing before we start, with searches and government fees itemised.
Free contract review before you sign
Send the contract through and we will read it and tell you what needs changing — at no cost and with no obligation to instruct us.
Residential sale
$990
inclusive of GST
Residential purchase
$1,499
inclusive of GST
Searches, registration and government fees are additional and quoted in writing before you commit. See our full fee schedule.
Little Mountain is a mixed suburb: 1990s and 2000s brick-and-tile family homes, the Bellvista and Bellvista Rise estates with their covenants and community title lots, newer townhouse and duplex stock, and a handful of larger blocks on the western fringe. Each of those sells on a different set of risks, and the contract needs reading with the right one in mind.
The Bellvista estates and the townhouse complexes bring covenants, community management statements and body corporate levies into the file. We read the scheme records — levies, sinking fund position, arrears, by-laws about pets, parking and short-term letting — before you are committed to them.
On the older established streets the questions are different: unapproved extensions, decks and sheds, pool fencing compliance, easements and stormwater, and whether what is on the ground matches what is on the title and the council records. We check that as part of the fixed fee, not as an extra.
What we check on a Little Mountain contract
Bellvista covenants and community title
Estate covenants, community management statements, levies, sinking fund position and arrears — read before you sign, not discovered after settlement.
Unapproved structures and pool compliance
Extensions, decks, sheds and pool fencing checked against council records, with the pool safety certificate dealt with in the contract.
Easements, overlays and stormwater
Sewer and stormwater easements, bushfire and flood overlays and anything that limits where you can build or extend.
Contract review before you sign
We read the contract, the disclosure statement and any special conditions before you commit. Once signed, your options narrow to the cooling-off period and whatever conditions are already in the document.
Critical dates managed
Cooling-off, building and pest, finance and settlement dates are diarised and chased. Most disputes we are asked to fix started as a missed or badly worded extension.
Settlement through PEXA
Electronic settlement with funds and title transferring online, adjustments for rates, water and body corporate levies calculated and checked.
Conveyancing for Little Mountain family homes
Most Little Mountain files are established family homes, and the recurring issues are practical ones: a deck or shed added without approval, a pool that needs a safety certificate, an easement running through the back yard, or a flood or bushfire overlay that affects what you can build later. We check title, council and overlay records as part of the fixed fee and raise anything that matters while the contract conditions are still live.
Bellvista, Bellvista Rise and townhouse purchases
Community title lots and covenanted estate blocks in Little Mountain come with obligations that survive settlement — build and materials covenants, body corporate levies and by-laws. We read the community management statement and the scheme records and tell you in plain terms what you are agreeing to before the cooling-off period runs out.
Selling in Little Mountain — the Form 2 seller disclosure
Since 1 August 2025 a Queensland seller must give a completed Form 2 disclosure statement, with the prescribed certificates attached, before the contract is signed — including body corporate certificates for a lot in a scheme. We prepare it as part of the $990 inclusive of GST sale fee so a paperwork defect does not hand your buyer a termination right days before settlement.
Local, and close by
Our office is at 40 Theresa Street, Golden Beach, about ten minutes from Little Mountain. Erin Wilkinson lives locally and Michael Klein has acted on Queensland property since 2003. You deal with the person doing the work.
Where we meet you
Our peninsula office is at 15 Fortune Street, Scarborough QLD 4020, seen by appointment, alongside our Sunshine Coast office at 40 Theresa Street, Golden Beach QLD 4551. We act on property across Little Mountain and Caloundra, Currimundi, Aroona, Pelican Waters, Meridan Plains, Golden Beach. Michael Klein lives on the peninsula and was managing partner of GKS Law for many years, so referrals and repeat work across Moreton Bay are a large part of what we do.
Who will act for you
Michael Klein
Legal Practice Director
Admitted 2003. Based in Redcliffe, Moreton Bay.
Read Michael's profile
Related pages and guides
- Seller disclosure and the Form 2
- Moreton Bay conveyancing, wills and elder law
- Queensland stamp duty calculator
- How PEXA settlement works
- What a conveyancer does in Queensland
- How much does conveyancing cost in Queensland?
- The Queensland cooling-off period
- The building and pest report came back bad — now what?
- How do I sell my property privately?
Other areas we act in
- Conveyancing North Lakes
- Conveyancing Scarborough
- Conveyancing Redcliffe
- Conveyancing Caboolture
- Conveyancing Margate
- Conveyancing Golden Beach
- Conveyancing Caloundra
- Conveyancing Pelican Waters
- Conveyancing Baringa
- Conveyancing Aura
- Conveyancing Currimundi
Little Mountain conveyancing questions
What should I check when buying a Bellvista or Little Mountain townhouse?
The body corporate records: current levies and any special levy on the horizon, the sinking fund forecast, arrears, insurance, and by-laws covering pets, parking and letting. We order and read the records within the contract's condition periods so you can still act on what they show.
The house has a deck and a shed — how do I know they were approved?
We check council records against what is on the property and raise anything unapproved before settlement. An unapproved structure becomes your problem the moment you own it, including the cost of regularising or removing it, so it is dealt with in the contract while you still have leverage.
Does the pool need a safety certificate?
Yes. A seller must either give the buyer a pool safety certificate before settlement or a notice of no matching certificate before the contract is signed. We make sure sellers do it properly and, for buyers, that the obligation and the compliance risk sit where they should.
How long does a Little Mountain conveyance take?
A standard contract runs 30 to 45 days: five business days cooling-off, building and pest and finance usually at 14 to 21 days, then electronic settlement through PEXA.
Who does conveyancing in Little Mountain?
Coastside Law does. We are a solicitor-run Queensland practice with offices at 40 Theresa Street, Golden Beach and on the Redcliffe Peninsula, acting for buyers and sellers in Little Mountain on fixed fees ($990 for a sale, $1,499 for a purchase, both inclusive of GST). Call 0488 340 853 or send us the contract before you sign it.
How much does conveyancing cost in Little Mountain?
Our fixed professional fee is $990 inclusive of GST for a residential sale and $1,499 inclusive of GST for a residential purchase. Searches, registration fees and transfer duty are additional third-party or government charges, and we set them out in writing before you engage us.
Solicitor or conveyancer — does it matter in Queensland?
Queensland does not licence non-lawyer conveyancers the way New South Wales and Victoria do; a property transfer here is legal work done by a law practice. The difference shows up when a file turns awkward — a caveat, a deceased estate on the title, a family transfer with a duty question, a contract that needs terminating. We deal with all of it in-house rather than referring you on.
What about the seller disclosure statement?
Since 1 August 2025 a seller must give the buyer a completed Form 2 seller disclosure statement, with the prescribed certificates attached, before the contract is signed. Get it wrong and the buyer may be able to terminate right up to settlement. We prepare the Form 2 for sellers and check it carefully for buyers.
Do I have to come into an office?
No. Queensland residential settlements run electronically through PEXA, so there is no cheque handover. You complete a verification of identity and sign a client authorisation, and the file runs from there. Our peninsula office at 15 Fortune Street, Scarborough QLD 4020 is available by appointment if you would rather meet in person.
Send us the contract before you sign
We will read it, tell you what needs to change and confirm the fixed fee before doing any work. Call 0488 340 853.