We Do Legal
A Seller Disclosure Statement QLD Buyers Won’t Pick Apart
Stop googling “seller disclosure statement QLD.” When selling residential property in Queensland, we prepare Form 2 disclosures with the same scrutiny a buyer’s lawyer applies when looking for grounds to terminate. Because one missing certificate or late delivery hands them a clean exit, even weeks after contracts are signed.
Need a compliant form 2?
Secure your Seller Disclosure Statement QLD document in minutes
Lazarus Legal has partnered with FormCheck to help sellers, agents and developers generate compliant Form 2 disclosures under the Property Law Act 2023 (Qld).
No downloads.
No delays.
Just Form 2 done right.
Why Every QLD Seller Now Needs a Disclosure Statement
If you’re selling residential property in Queensland after 1 January 2024, you are now legally required to provide a Seller Disclosure Statement to the buyer before they sign the contract.
This new rule comes from the Property Law Act 2023 and applies to most standard home sales, including off-market and private sales. If your disclosure is incomplete, missing, or delivered late, the buyer can terminate the contract even after it’s signed.
What this means in practice
- Your contract must include a legally valid disclosure statement
- You must attach key certificates (title search, plan, zoning, flood risk, etc.)
- If your property is part of a body corporate, additional disclosures apply
- The buyer must receive it before they sign, not after
- Electronic delivery is allowed, but must be recorded
Common scenarios we see
Your agent asks if you’ve “got the new form” but isn’t sure what’s in it
You’re selling a unit and aren’t sure what the body corporate needs to disclose
You’re preparing to sell privately and don’t want the deal to fall over on a technicality
You’ve downloaded a free template but aren’t confident it’s compliant
Not All Seller Disclosure Statements Are Equal
Most sellers won’t lose a deal because they left something major out. They lose it because of the small things no one flagged.
Like an old easement that wasn’t disclosed.
A development approval that should have been attached.
Or a buyer who walks because the statement was delivered too late to comply.
The new seller disclosure rules in Queensland aren’t hard, but they are strict. There’s no grace period. No assumed intent. No second chance if you get it wrong.
We’ve seen contracts collapse because a property search was missed.
We’ve seen buyers renegotiate on the strength of one missing certificate.
We’ve seen agents caught off guard, and sellers told to “sort it out quickly” with no real idea how.
That’s why our disclosure statements aren’t automated or cobbled together from templates.
They’re prepared by lawyers, checked against the current legislation, and reviewed in the context of the actual property not just the minimum legal requirement.
We flag what matters before it becomes a problem.
We don’t outsource the thinking.
We don’t pad the process.
And we don’t pretend the form alone is the solution because we’ve seen what happens when it isn’t.
Sincerely,
Mark Lazarus
Director, Lazarus Legal
Lazarus Legal was built because we kept seeing clients after things went wrong, contracts misunderstood, deadlines missed, and deals collapsing over details no one flagged.
How to Order a Seller Disclosure Statement QLD
Step 1: You Give Us the Core Details
We start by collecting the property information required under QLD law: the lot and plan number, property address, full seller name(s), and contract timing. If you’re not sure about zoning, easements, or previous building works, that’s fine. You don’t need to know every detail. We’ll identify what’s relevant and where the risk points are. We also ask if it’s a body corporate property, if there are known unregistered interests, or if the land is subject to development conditions, all of which affect what must be disclosed.
Step 2: We Run Legal Checks and Confirm What Must Be Disclosed
This part isn’t guesswork. The disclosure obligations vary depending on what applies to your title. We check the property against the legal requirements in the Property Law Act 2023 and associated regulations. This includes title search, plan and easement review, zoning overlays, flood risk, or heritage listings, encumbrances or unregistered interests (e.g. solar leases, unregistered easements), and body corporate disclosure (if applicable). If you don’t already have these documents, we can order them for you or work with your agent or conveyancer to collect what’s missing.
Step 3: Your Statement Is Prepared and Reviewed by a Lawyer
Once we’ve confirmed what’s required, we draft the full seller disclosure statement using current legislation and formatting requirements. We don’t just generate a form, we review what’s included and what’s missing, and flag anything that may need clarification or explanation before delivery. We also make sure the attachments (title, plan, and any other required documents) are properly bundled and matched to the disclosure statement. This document is lawyer-prepared not automated because we know the buyer’s solicitor will be reviewing it line by line.
Step 4: You Receive a Final, Contract-Ready Statement with Clear Delivery Instructions
You’ll receive the seller disclosure statement in PDF format, ready to be attached to your sale contract. We also provide simple instructions for how to deliver it to the buyer and record that delivery in a legally compliant way (including digital timestamp options). We’ll also let you know what to expect if your deal goes off-market or private, and what to do if something in the statement changes before settlement. No ambiguity. No templates. No last-minute issues that cost you the sale.
- Ready when you are
Ask More From Your Conveyancer
Legal Services Beyond Disclosure Statements
Managing the full property settlement? Our Conveyancer team coordinates title searches, contract exchange, and final transfer while ensuring your Form 2 disclosure integrates properly with settlement timing and deposit release conditions.
Selling property as executor of a deceased estate? Our Wills and Estate Lawyer team manages Form 2 disclosure alongside probate requirements, ensuring beneficiary consent and estate distribution obligations don’t delay your contract exchange.
Reviewing the sale contract before you sign? Our Agreements Lawyer team identifies risky special conditions, vendor warranties, and sunset clauses that could create liability beyond your Form 2 disclosure obligations, particularly in off-the-plan or private treaty sales.
Answers to Questions About Seller Disclosure Statement QLD
What happens if I don’t give a Seller Disclosure Statement QLD?
What is a Seller Disclosure Statement in Queensland?
A Seller Disclosure Statement QLD is a legal document required under the Property Law Act 2023. It must be given to buyers before they sign a contract and includes key information about the property, such as title details, zoning, encumbrances, and government notices.
Do I need a Seller Disclosure Statement for a unit or townhouse?
Yes. If your property is part of a body corporate, your disclosure must include additional documents like a Community Management Statement and Form 33. These help the buyer understand body corporate rules, insurance, and financial obligations.
What searches are included in a QLD Seller Disclosure Statement?
Most disclosure statements include a title search, title plan, contaminated land search, transport infrastructure search, QCAT search, and heritage listing check. Units and townhouses require body corporate documents as well.