Conveyancing · agent services
Form 2 seller disclosure statements, prepared by a solicitor
Since 1 August 2024 every Queensland seller must give the buyer a completed Form 2 disclosure statement, with the prescribed certificates attached, before the buyer signs. Get it wrong and the buyer can terminate right up to settlement. We prepare the whole pack at a fixed fee, for sellers and for agencies.
What a compliant disclosure pack contains
- Completed approved Form 2 seller disclosure statement
- Title search and registered plan of survey
- Registered easements, covenants and statutory encumbrances
- Local council rates and water notices
- Pool safety certificate or notice of no pool safety certificate
- Transport, contaminated land and other prescribed notices where relevant
- Body corporate certificate and CMS for community titles lots
- Solicitor review of the completed pack before it is given to buyers
For real estate agencies
Agencies increasingly want the disclosure pack ordered the day the listing authority is signed, so the property can go live with a compliant Form 2 attached to the contract. We take instructions directly from the listing agent with the seller's authority, order and review the searches, complete the Form 2, and send it back to the office ready to issue — usually within one to two business days for a standard freehold lot.
Because the statement is prepared and checked by a solicitor, the agency is not the one assembling statutory disclosure in-house and carrying the risk of an incomplete pack. We also handle AML customer due diligence under a reliance agreement for agencies bringing their AML/CTF obligations online.
Selling without an agent?
The disclosure obligation is the same whether or not an agent is involved — and private sellers are the ones most likely to be caught out by it.
Who prepares your disclosure pack
Michael Klein
Legal Practice Director
Admitted 2003. Based in Redcliffe, Moreton Bay.
Read Michael's profile
Questions sellers and agents ask about Form 2
What is a Form 2 seller disclosure statement in Queensland?
Form 2 is the approved seller disclosure statement introduced by the Property Law Act 2023, which commenced on 1 August 2024. Before a buyer signs a contract for the sale of freehold land in Queensland, the seller must give them a completed Form 2 together with the prescribed certificates attached to it. It replaced the old patchwork of separate statutory warnings and disclosure obligations.
What has to be attached to the Form 2?
The prescribed certificates depend on the property, but commonly include a title search and registered plan, a copy of any registered easement, covenant or statutory encumbrance, a rates or water notice, a pool safety certificate or notice of no pool safety certificate, a transport infrastructure notice where relevant, and — for lots in a community titles scheme — a body corporate certificate and community management statement.
What happens if the seller disclosure statement is wrong or late?
If the statement is not given before the buyer signs, or it is materially inaccurate or incomplete and the buyer would not have signed had they known, the buyer may terminate the contract at any time up to settlement and have the deposit refunded. That is a very serious remedy for a paperwork failure, which is why the Form 2 is worth getting a solicitor to prepare.
Does the agent or the seller prepare the Form 2?
The obligation sits with the seller. In practice many agents order it on the seller's behalf so the listing can go to market with a compliant disclosure pack ready. We prepare Form 2 packs for both sellers directly and for agencies who want the job done by a solicitor rather than assembled in-house.
How much does a Form 2 cost and how fast can you turn it around?
We quote a fixed fee for a Form 2 disclosure pack, including the searches and certificates, before we start. Standard freehold lots are usually ready within one to two business days of instructions; community titles lots depend on how quickly the body corporate manager issues the certificate. Call 0488 340 853 for a figure on your listing.
Do I still need a Form 2 for an auction or an off-the-plan sale?
Auctions and some off-the-plan and related-party transactions have their own treatment, and a small number of transactions are excluded from the disclosure regime altogether. Do not assume an exclusion applies — the cost of being wrong is a buyer walking away with their deposit at settlement. We check the position before the listing goes live.
Listing about to go live?
Send us the address and we will come back with a fixed fee and a turnaround time, or call 0488 340 853.