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A Seller Disclosure Statement QLD Buyers Won’t Pick Apart

We prepare your seller disclosure statement for QLD property sales with the same legal scrutiny buyers and their lawyers will bring to it. Fixed fee, fast turnaround, and drafted by lawyers who know where most deals fall over.

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Lazarus Legal has partnered with FormCheck to help sellers, agents and developers generate compliant Form 2 disclosures under the Property Law Act 2023 (Qld).

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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. This One Is.

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 It Works: What Happens When You Order a Seller Disclosure Statement in 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) 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.

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Got a Question About Your Deal? Start Here.

What happens if I don’t give a Seller Disclosure Statement?

If a compliant disclosure statement is not given before contract signing, the buyer may have a right to terminate the contract at any time before settlement. This applies even if the buyer is otherwise satisfied with the property.

What is a Seller Disclosure Statement in Queensland?

A Seller Disclosure Statement 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.