How SearchX Simplifies Verifying Seller Disclosures Under Queensland’s New Laws

From 1 August 2025, Queensland’s property sales process will undergo a significant transformation. The introduction of the Property Law Act 2023 ushers in a mandatory disclosure regime, requiring sellers to provide a completed Form 2 Seller Disclosure Statement and all prescribed certificates before a buyer signs a contract.

This move marks a departure from the traditional "buyer beware" model and aligns Queensland with property laws in New South Wales and Victoria. Transparency becomes the default, and compliance is the agent’s responsibility.

While the law doesn’t come into force until August, the time to prepare is now. Agents and vendors who act promptly can avoid delays, minimise legal exposure, and establish a competitive edge.

What Sellers Must Disclose in Form 2

The Form 2 Seller Disclosure Statement is not just a checklist; it’s a comprehensive legal document. The seller, or their authorised representative, must include:

• A current title search and survey plan;

• Disclosure of registered and unregistered encumbrances, leases, and tenancy agreements;

• Zoning and planning certificates, including statutory notices and council restrictions;

• Environmental disclosures, such as contamination warnings or QBCC notices;

• Pool safety certificates and any applicable building approvals;

• Recent council rates, water charges, and infrastructure service fees; and

• Any material facts that might influence a buyer’s decision, such as flood history or past disputes.

Failure to provide a complete and accurate disclosure grants the buyer the legal right to terminate the contract at any time before settlement. This can happen even after inspections, negotiations, or conditional approvals.

Legal and Commercial Risks of Non-Compliance

Under the new regime, legal responsibility doesn’t end with the seller. Real estate agents who assist with the Form 2 process can also be held liable, particularly if incorrect or incomplete disclosures are issued.

Key risks include:

• Contract termination triggered by non-compliant disclosures;

• Loss of commission if deals collapse before settlement;

• Legal exposure under Australian Consumer Law for providing misleading information; and

• Reputational damage that impacts future listings.

As agents, we must now ensure that every document presented is timely, accurate, and compliant with legal requirements. Compliance is no longer a formality - it is an enforceable obligation.

Why Traditional Disclosure Methods Are Failing

For decades, disclosure documentation in Queensland has been a reactive, manual process. Sellers relied on lawyers or conveyancers to chase down individual certificates from disparate agencies:

• Title and land records offices;

• Local government councils;

• Environmental and zoning departments; and

• Building and pool safety regulators.

This legacy approach can take anywhere from 3 to 7 business days, with frequent delays often caused by missing documents, outdated data, or miscommunication between parties.

With the new laws demanding pre-contract disclosures, this reactive model simply doesn't work. By the time documents are compiled manually, the buyer may have walked away - or worse, signed an incomplete disclosure, exposing both agent and seller to liability.

How SearchX Helps You Stay Ahead of the Law

We built SearchX for this exact moment - to give agents a way to stay compliant, close deals faster, and avoid last-minute legal headaches.

1. Automated, Legally Reviewed Form 2 Reports

We integrate with your CRM to instantly generate:

• A complete Form 2 Seller Disclosure Statement;

• Verified title, zoning, survey, pool, and environmental certificates; and

• A legal review is baked into every report, so nothing is missed.

2. Certificate Aggregation Without the Chase

We connect directly with public and private data sources, so you don’t have to:

• Place individual search orders;

• Wait for the council timelines; and

• Coordinate with lawyers to compile the bundle.

Everything arrives in one verified, secure document pack, ready to send to the buyer.

3. Protect Your Commission and Reputation

The new regime puts more legal pressure on you. So we’ve built in guardrails:

• No outdated or missing certificates; 

• No manual errors that risk contract termination; and

• No grey areas around what qualifies as compliant.

You sign confidently, knowing your disclosure is correct and your commission is secure.

4. Move Faster Than Anyone Else

You no longer have to wait 3 to 7 business days for disclosures. We deliver complete, lawyer-reviewed packs in hours, not days.

That speed can be the difference between closing a deal and losing it, especially in a competitive market.

Comparison Table: Queensland’s Disclosure Regime Before and After August 2025

Why Preparing Early Matters

August 1 might seem far away, but delay puts your pipeline at risk. Properties listed in June or July will likely still be under contract when the law goes live.

Here’s why getting ready now pays off:

• Train your team before disclosure becomes law;

• Answer seller questions with confidence; and

• Avoid legal errors during the early transition window.

Clients will expect you to be ready. SearchX gives you the tools to meet that expectation today.

Final Word: No More Manual Chasing

We’re entering a new era in Queensland real estate. And compliance can’t be an afterthought - it’s a deal-maker or a deal-breaker.

SearchX helps you move fast, stay compliant, and protect your business. No chasing, no delays, no errors.

Don’t let outdated processes put your deals at risk - Book a Demo Now