Conveyancing in QLD: Who Can Do It and What Your Solicitor Does When You Buy
Conveyancing in QLD is the legal work of buying a property: checking the contract, running the searches, giving the notices, and settling and registering the transfer. In Queensland it is a legal service, and the Legal Services Commission says it can only be provided by qualified and licensed solicitors and law practices.[1]
That makes Queensland different from states where licensed conveyancers work independently. This guide explains who can do your conveyancing, what your solicitor does at each stage of a purchase, how fees usually work, and what to ask before you engage someone. The Queensland Government strongly recommends getting independent legal advice before you buy.[2]
Key takeaways
- In Queensland, conveyancing must be done by a solicitor or law practice.
- Engage your solicitor before you sign, so they can review the contract and disclosure documents first.
- Your solicitor gives the notices on your conditions, lodges transfer duty and settles for you.
- Ask for a detailed written quote, including outlays such as searches and registration fees.
- Choose a solicitor with no connection to the seller.
Who can do conveyancing in Queensland
Only qualified and licensed solicitors and law practices can provide conveyancing in Queensland. The Legal Services Commission, which regulates the legal profession in the state, has prosecuted an unlicensed business that acted for clients in residential conveyancing; it was convicted of engaging in legal practice unlawfully and without professional indemnity insurance.[1] The Commission’s point was that a property purchase is a major event, and buyers rely on advice from practitioners who are qualified, licensed and insured.[1]
Solicitors must have insurance, which protects you if they get something wrong, and complaints about a solicitor go to the Legal Services Commission.[2] You will still see the words “conveyancer” and “conveyancing service” in Queensland, often for staff who do much of the day-to-day work inside a law practice. Ask which solicitor is responsible for your file.
What your solicitor does at each stage
The Queensland Government lists the work you should ask your solicitor to do.[2] Here it is in the order a purchase runs:
| Stage | What your solicitor does[2] |
|---|---|
| Before you sign | Checks the sale contract and the seller disclosure documents, and explains what you are agreeing to |
| After you sign | Carries out title searches and explains the results; gives advice on your mortgage contract and mortgage insurance |
| Conditions | Gives the seller written notice on your finance and building and pest conditions by their dates |
| Tax and duty | Explains how the purchase may affect your land tax, and your obligations if you receive a transfer duty concession; lodges transfer duty |
| Before settlement | Works out the adjustments and settlement figures, and deals with the seller’s side to fix problems found at the pre-settlement inspection |
| Settlement | Handles your final payment and the transfer of the title from the seller to you |
The most valuable thing a solicitor does happens before you sign. The Queensland Government advises taking a copy of the contract away to discuss with your solicitor, and not being pressured into signing without legal advice.[3] Once both parties sign, the contract is binding,[3] and a solicitor can only help you within its terms.
A review should cover the price and deposit, the finance and building and pest dates, every special condition, the settlement date and the inclusions. It should also cover the seller disclosure statement and certificates, which the seller must give you before you sign.[4] Our guide to the contract of sale in QLD explains each part of the standard contract.
If you sign before your solicitor has looked, the statutory cooling-off period gives you 5 business days to end the contract for any reason, at a cost of up to 0.25% of the price.[5] It is a safety net, not a substitute for a review, and it does not apply at auction; see our guide to the cooling-off period in QLD.
Once the contract is signed, your solicitor runs the legal timetable. Notices under the standard contract must be in writing, and the seller may end the contract if notice on a condition has not been given by 5pm on its date.[6] Your solicitor gives those notices for you once you confirm your finance and inspection results; our guide to when a contract becomes unconditional explains that step.
Your solicitor also deals with transfer duty. A solicitor who is a registered self assessor lodges your documents online within 30 days of the liability date, which is usually the contract date, and the duty must be paid within 14 days after that.[7] Our guide to stamp duty in Queensland covers the rates and concessions.
In the weeks before settlement, your solicitor works out the adjustments for rates and other charges, prepares the settlement statement, and joins the electronic workspace with the seller’s solicitor and the lenders. Under the standard contract, settlement is usually electronic and must be completed by 4pm on the settlement date.[6] Our guide to the settlement process in QLD walks through that day.
There is no fixed fee. The Queensland Government suggests shopping around for experience, services and costs, and asking for a detailed quote for the work you want done before you appoint a solicitor; some conveyancing solicitors charge a set price.[2]
Compare quotes on what they include. A quote usually has two parts: the solicitor’s professional fee, and outlays paid to others, such as search fees and the Titles Queensland fee to register the transfer. Ask whether the fee covers the contract review before you sign, more than one contract if a purchase falls over, and any special conditions or extra searches. Our list of the costs of buying a house in QLD covers the registration fees and the other costs you will pay at settlement, and our property purchase calculator adds them up.
- Does your firm specialise in residential property or conveyancing?[2]
- Which solicitor will be responsible for my file, and who will I deal with day to day?
- Can you review a contract before I sign it, and how quickly?
- Is your quote a set price, and what outlays are not included?
- Do you have any connection to the seller, the agent or anyone else in the sale?[2]
- How will you tell me about each deadline: the deposit, the condition dates and settlement?
Line up your solicitor before you start making offers. Contracts move in days, and the best time to have the contract reviewed is before your signature is on it.
A buyer’s agent and a solicitor do different jobs. IPS works only for buyers, never sellers: we search for the right property, attend inspections, negotiate the price and terms or bid at auction, and work with your broker, building and pest inspector and solicitor through to settlement. We do not give legal advice; your solicitor does. See our buyer’s agent services for how we work, and our guide to what a buyer’s agent costs in Brisbane.
In practice we get the contract and disclosure documents to your solicitor as soon as the seller’s agent issues them, so the review happens before you sign, and we keep the dates in front of everyone through to settlement. Our client stories, such as a first-home purchase in Lawnton, show how that comes together.
In Queensland, conveyancing is legal work that only solicitors and law practices can do.[1] Engage one before you make an offer, have them check the contract and disclosure documents before you sign, get a detailed quote, and make sure they have no connection to the seller.[2] From there, they give your notices, lodge your transfer duty and settle the purchase for you.
This article is general information only, current at October 2026. It is not legal advice and does not consider your circumstances. Get advice from a Queensland solicitor about your purchase.
If you would like help with the search and negotiation, working alongside your solicitor, book a time with Tim Allen.
- Legal Services Commission (Qld) — Unlawful conveyancing company and its director convicted and fined (21 July 2023)
- Queensland Government — Appointing a solicitor (updated 22 March 2023)
- Queensland Government — Contract of sale for buying a home (updated 23 July 2025)
- Queensland Government — Seller disclosure scheme
- Queensland Legislation — Property Occupations Act 2014, part 7 (reprint current from 1 August 2025)
- REIQ/QLS — Contract for the Sale and Purchase of Residential Real Estate, First Edition (copy published by Redland City Council)
- Queensland Revenue Office — Transfer duty
Can I use a conveyancer instead of a solicitor in Queensland?
Not a stand-alone one. Queensland has no separate licence for conveyancers, and the Legal Services Commission says conveyancing is a legal service that can only be provided by qualified and licensed solicitors and law practices. Staff called conveyancers often do day-to-day work inside a law practice, under a solicitor. Check which solicitor is responsible for your file.
When should I engage a solicitor when buying a house?
Before you make an offer. Contracts move quickly, and the most useful thing a solicitor does is review the contract and the seller disclosure documents before you sign. Once both parties have signed, the contract is binding, and your solicitor can only help you within its terms. Having someone lined up also means your condition dates and transfer duty are handled from day one.
What does my solicitor check before I sign?
They read the whole contract: the price, deposit and when it is due, the finance and building and pest dates, every special condition, the settlement date and the inclusions. They also check the seller disclosure statement and certificates, which the seller must give you before you sign, for things such as easements, title encumbrances, zoning and any notices affecting the property. Ask them to explain anything unusual before you commit.
How much does conveyancing cost in Queensland?
There is no fixed fee. Solicitors quote for the work, and some charge a set price. A quote usually has the professional fee plus outlays such as search fees and the Titles Queensland registration fee. Get two or three detailed written quotes and compare what each includes, such as the contract review before signing and any extra searches.
Can the seller’s solicitor act for me too?
Choose your own. The Queensland Government advises making sure your solicitor is not connected to any other party in the sale, such as the seller. Your solicitor’s job is to protect your interests, including in negotiations over problems found before settlement, which is hard to do for both sides of the same sale.
Do I need a solicitor if I am buying at auction?
Yes, and earlier than for a private sale. At auction there is no cooling-off period and the terms usually require an unconditional bid, so your solicitor needs to review the contract and disclosure documents before auction day. Ask the agent for the contract as soon as the campaign starts and send it straight to your solicitor.