The QLD conveyancing process, step by step.
Understanding the QLD conveyancing process is the first step to a stress-free property transaction. Whether you are buying or selling in Queensland, specific legal steps take place between signing a contract and settlement day. This guide explains exactly what happens – in plain English, without the jargon. The QLD conveyancing process typically runs between 30 and 90 days, depending on your settlement date and any conditions on the contract. Each stage has its own deadlines and requirements, and missing one can cost you. Empire Legal’s solicitors are available to guide you through every step. Call us on 07 3088 7675, or read on to see exactly what is ahead.
Queensland conveyancing is the legal work that gets you from signed contract to keys in the door (or funds in the bank). It sounds simple. It isn’t. Between contract and settlement, a dozen things happen: finance due, building and pest, cooling-off, Form 2 seller disclosure, adjustments, stamp duty, title transfer. And the big one – settlement itself.
Here’s the whole QLD conveyancing process in plain English. No “pursuant to clause 4.2”. Pick whether you’re buying or selling below and we’ll walk you through what happens, when it happens, and what to watch out for.
Need it fast? We do pre-contract advice for buyers in 24 hours. For sellers, our Form 2 disclosure service gets you listing-ready. Use our QLD stamp duty calculator to work out your transfer duty, or see our fixed-fee pricing.
01. Before you sign (pre-contract advice)
What happens: You find a house. Before you put pen to paper, you get us to review the contract. Special conditions, finance clauses, deposit terms, settlement date, inclusions, body corporate records (if a unit), Form 2 seller disclosure – we check all of it. More on this: our buyer’s guide walks through everything pre-contract.
How long: 24 hour turnaround.
What can go wrong: Signing first, asking later. Once you sign in QLD, you’re on the clock. Cooling-off is short and some conditions can’t be added retrospectively.
02. Contract signed
What happens: Once both parties have signed, the contract is “dated” and the countdown begins. The deposit is typically due immediately on signing, though it’s often negotiated to 1-2 business days (or another timeframe – all subject to negotiation). We open a file, write to the seller’s solicitor, and order your searches. Because Empire Legal never acts for both buyer and seller in the same deal, you always get independent QLD conveyancing advice.
How long: Day 0.
What can go wrong: Missing the deposit deadline can put you in breach. The seller can terminate and keep your deposit.
03. Cooling-off period
What happens: You get 5 business days to change your mind. If you pull out during this window, you forfeit 0.25% of the purchase price. That’s it. Read more on how the QLD cooling-off period actually works.
How long: 5 business days from contract date.
What can go wrong: Cooling-off doesn’t apply if you bought at auction, or if it was waived in the contract. Always check which applies to you.
04. Finance and building and pest
What happens: You apply for finance (if you haven’t already) and book building and pest inspections. If finance is refused or the inspections flag serious issues, we terminate on your behalf and get your deposit back. Worth reading: what QLD buyers need from a building and pest report.
How long: Usually 14-21 days from contract date. Check your special conditions.
What can go wrong: Missing the deadline without an extension means the condition lapses. You’re then committed, even if finance falls over later.
05. Going unconditional
What happens: Once finance is confirmed and inspections are satisfactory, the contract becomes “unconditional”. From here, you’re locked in. Pulling out now means losing your deposit and potentially being sued for the seller’s losses. At this stage we also confirm your transfer duty figure (our QLD stamp duty calculator gives you an instant estimate).
How long: Usually day 21-ish.
What can go wrong: Going unconditional without checking all your conditions are satisfied. We confirm each one in writing before we let it happen.
06. Pre-settlement
What happens: The week before settlement, we check titles, calculate adjustments (rates, water, body corporate), sign transfer documents, and coordinate with your lender. You do a pre-settlement inspection of the property to make sure nothing has changed.
How long: 5-7 days before settlement.
What can go wrong: Property damaged between contract and settlement. The seller’s bank taking longer than expected to release the title. Last-minute changes to the adjustment figures.
07. Settlement day (the keys)
What happens: Funds transfer, title transfers, you get the keys. Settlement is done electronically in QLD via PEXA in most cases. We attend settlement on your behalf. You don’t need to be there.
How long: Usually 30-60 minutes, all online.
What can go wrong: Settlement delays from the seller or bank. Funds not arriving on time. We handle the coordination and chase up any hold-ups. Ready to start? Get in touch or check our fixed-fee pricing.
01. Before you list (Form 2 disclosure)
What happens: Since August 2025, QLD sellers must provide a Form 2 seller disclosure statement BEFORE a buyer signs. We prepare this for you – pulling title details, body corporate records, rates, encumbrances, and anything that legally must be disclosed. Our full QLD seller’s guide covers everything you need before listing.
How long: 5 business days to prepare.
What can go wrong: Listing without a compliant Form 2. The buyer can terminate up to settlement and claim back their deposit. Big risk.
02. Contract signed
What happens: The buyer signs, then you sign. The contract is “dated” and the timeline starts. The buyer pays the deposit into your agent’s trust account (or ours if there’s no agent).
How long: Day 0.
What can go wrong: The agent forgetting to give the buyer a compliant Form 2 before signing. The whole contract becomes terminable by the buyer.
03. Cooling-off period
What happens: The buyer has 5 business days to change their mind. You can’t terminate during cooling-off – only the buyer can. If they pull out, you keep 0.25% of the purchase price from their deposit. See our plain-English take on QLD cooling-off rights.
How long: 5 business days from contract date.
What can go wrong: Thinking you can re-list during cooling-off. You can’t. You have to wait it out.
04. Buyer conditions period
What happens: The buyer sorts their finance and books building and pest inspections. During this period, they can still terminate if finance is refused or inspections flag major issues. You wait.
How long: Usually 14-21 days from contract date.
What can go wrong: The buyer using minor inspection issues to try to renegotiate the price. We push back on illegitimate claims on your behalf.
05. Going unconditional
What happens: Once the buyer’s conditions are satisfied, the contract is unconditional. From here, they’re locked in. If they pull out, you can keep the full deposit and sue for the rest of your losses.
How long: Usually day 21-ish.
What can go wrong: The buyer delaying unconditional status. We chase waivers in writing.
06. Pre-settlement
What happens: We order a payout figure from your bank, calculate adjustments (rates paid in advance, water usage, body corp fees), and prepare transfer documents for you to sign. Your bank needs 5-20 business days to discharge the mortgage.
How long: 5-7 days before settlement.
What can go wrong: Your bank being slow to discharge. We start this early so it doesn’t derail settlement day.
07. Settlement day (the funds)
What happens: The buyer’s funds arrive, your mortgage is paid out (if you have one), and the balance lands in your nominated account. Title transfers to the buyer. You hand over keys via your agent.
How long: Usually 30-60 minutes via PEXA.
What can go wrong: Buyer’s funds delayed. Bank payout miscalculated. We handle all of it. Ready to list? Get in touch or read our QLD seller’s guide.
