What does a conveyancer actually do in Queensland?

Before you sign

This is the highest-value stage and the one most often skipped. The contract is read, special conditions are checked, the seller disclosure statement and its certificates are reviewed, and the finance and building and pest dates are set to something realistic. Once you sign, your options narrow to whatever is already written in the document.

After the contract is signed

The critical dates are diarised and the contract is notified to the other side's solicitor. Searches are ordered — title, plan, council rates and water, and where relevant body corporate, land tax, flood, contaminated land and transport searches. On a unit the body corporate records are usually where problems appear.

• Title and registered plan search — confirms ownership, easements, covenants and any caveat or mortgage
• Council rates, water and building or development records
• Body corporate search and disclosure for community titles schemes
• Land tax, contaminated land and transport searches where the property warrants them

Managing the conditions

The cooling-off period, finance condition and building and pest condition all fall due in the first weeks. Extensions have to be requested and documented properly — most contract disputes we are asked to fix started with a verbal or badly worded extension. If a report comes back badly, the conveyancer advises whether you can terminate, negotiate or must proceed.

The transfer duty and stamping work

Transfer duty is assessed and any concession — the home concession or first home concession — is claimed on your behalf. Getting the concession position right at this stage avoids a reassessment and penalty later if the occupancy requirements are not met.

The lead-up to settlement

The settlement statement is prepared: the purchase price adjusted for council rates, water, land tax and body corporate levies to the settlement date. Figures are checked against the other side's. The lender is booked into the electronic workspace, the transfer is prepared and signed digitally, and your funds requirement is confirmed with enough notice for you to move money.

Settlement day and afterwards

Settlement occurs electronically in PEXA: funds are disbursed, the transfer and any mortgage are lodged, and title transfers. You are told the moment it is done so keys can be released. Afterwards, the council, water authority and body corporate are notified of the change of ownership.

What is not included

A conveyancer does not inspect the property, value it, arrange finance or provide the building and pest report. Those are separate professionals, and a good conveyancer will tell you when you need one before the relevant condition date passes.

Frequently asked questions