Form 2 Seller Disclosure QLD 2025: Complete Checklist for Property Sales

Introduction

1 August 2025 marked a massive change in how property is transacted in Queensland. The Property Law Act 2023 introduced mandatory seller disclosure, and at the centre of this system was the Form 2: Seller Disclosure Statement.

For sellers, this is not just paperwork. It is a legal requirement, and if it is incomplete or inaccurate, the buyer can walk away, even at the last minute. That’s why accuracy matters, and why using a trusted solution like SearchX can save you from costly mistakes.

This guide explains what Form 2 is, why it matters, and how you can either complete it yourself step by step, or use SearchX to simplify compliance and reduce risk.

What is Form 2?

Form 2 is the official Seller Disclosure Statement that must be provided for most residential property transactions in Queensland. It ensures buyers have a clear, transparent picture of the property before signing a contract.

The form typically includes:

• Title and ownership details;

• Various types of encumbrances and detailed explanations of their whereabouts and the encumbrance holders’ rights;

• Zoning, planning, and environmental matters;

• Building and pool compliance;

• Rates, utilities and body corporate details (if applicable).

Think of it as the buyer’s “right to know” document - with everything important about the property laid out upfront.

Who Needs a Form 2?

In almost all residential property sales, a Form 2 must be given to the buyer before they sign the contract.

There are only limited exemptions (such as family transfers, some court-ordered sales, or certain high-value transactions). If you’re unsure, just ask the team and SearchX and we can confirm.

For most sellers though, failing to provide a Form 2 correctly puts the entire contract at risk.

Where Form 2 Fits Within Queensland’s New Disclosure Framework

Form 2 is not a standalone document. It sits within a statutory disclosure structure that requires sellers to provide prescribed searches, certificates, and supporting evidence before a buyer signs a contract. This framework aims to reduce buyer risk and make property transfers transparent. Because each certificate must align with the information declared inside Form 2, one incorrect assumption or missing attachment can result in a defective disclosure.

SearchX solves this entire coordination problem by ensuring every document is ordered, tracked, matched and timestamped correctly within the workflow – so Form 2 is always delivered as a complete and compliant package.

Why Accuracy Matters for Form 2 Seller Disclosure Compliance in Queensland

The new disclosure rules are strict for a reason: to prevent buyers from being misled. But for sellers, that means even a small mistake can undo weeks of effort.

For example, if you forget to attach a pool safety certificate or any of the prescribed certificates, the buyer may terminate right before settlement. That’s lost time, lost money and potentially a collapsed sale.

Here’s where SearchX comes in. Instead of manually piecing together required documents, running title searches, and double-checking compliance, sellers and agents can:

• Order and track all prescribed searches in one place;

• Get alerts for missing documents; and

• Package everything into a compliant disclosure pack ready for the buyer.

This way, you avoid the risk of losing a sale because of one overlooked document.

Preparing Before You Start

If you choose to prepare Form 2 manually, you’ll need to:

• Gather up-to-date title searches, council rates, encumbrance maps, council and Government notices, your tenancy agreement and town planning info.

• Order prescribed searches if you are unable to locate them or they are out of date - which can take weeks to arrive.

• Potentially confer with the council about any building, planing or other outstanding Government notices.

But with SearchX, much of this process is automated and streamlined. Instead of chasing documents across multiple agencies, you can manage it all in one platform, with compliance built in.

Step-by-Step: Completing Form 2

If you’re going it alone, here’s what Form 2 requires:

• Part 1: Seller and Property Details – Legal name, contact address, lot and plan number.

• Part 2: Title, Encumbrances, and Tenancies – All encumbrances (unregistered and statutory) and tenancy agreements.

• Part 3: Land Use, Planning, and Environment – Zoning, heritage listings, owner builder notices, contaminated land and other registered encumbrances. As well as prepare the relevant notice to buyer if any of the above are applicable.

• Part 4: Buildings and Structures – Prescribed notices must be disclosed as well as pool safety certificates (or Form 36 for non-compliance) if applicable.

• Part 5: Rates and Water Services – Latest notices must be read and figures disclosed that exclude discounts and concessions and only account for fixed / leviable charges - not consumption. The exact figure on your rates notice is not necessarily the correct answer on the Form 2.

• Part 6: Community Title Scheme – Attach a Community Management Statement and the Body Corporate Certificate (Form 33/34/18) with levies, insurance, and other relevant document

Pro tip: By using SearchX, each of these documents is auto-collected and flagged if something is missing.

Prescribed Searches & Certificates Checklist

Form 2 must be delivered with certain prescribed searches and certificates, including:

• Current title search;

• Registered survey plan;

• Pool safety certificate (if applicable);

• Environmental/compliance notices;

• Owner Builder notice;

• Body corporate certificate (if applicable);

• Community Management Statement (if applicable).

If you do this manually, you’ll need to order each certificate separately and ensure they’re all current.

With SearchX, this checklist is automated, with searches and required documents packaged together and timestamped for proof of compliance.

Risk Profile: Manual Completion vs Platform Automation

Most Form 2 termination disputes do not occur because sellers refuse disclosure, but because one detail was mistakenly omitted, old, or misaligned with supporting certificates. Manually assembling these documents leaves room for interpretation errors, date mismatches, incorrect levy entries, or incomplete attachments.

SearchX eliminates this risk through automated reconciliations, structured legal review, and data validation across all disclosure components before the Form 2 is issued.

This allows lawyers, conveyancers, agents and sellers to shift from reactive correction to proactive prevention.

Finalising and Delivering Form 2

Form 2 and all searches must be given to the buyer before they sign the contract. Deliver it late, and the buyer can cancel anytime before settlement.

Whether signed electronically or physically, best practice is to have your solicitor or SearchX Legal, review the documents. 

Using SearchX, gives sellers access to our independent legal practice, SearchX Legal, who prepare, review and verify all Seller Disclosure statements - protecting you against disputes down the track.

How to Ensure Accuracy with SearchX

By centrally managing disclosure documents and automating statutory checks, SearchX helps lawyers and sellers ensure every required certificate, title search, survey plan, council notices, body corporate docs, environmental and planning statements is present, up to date, and correctly attached.

The system’s legal expert review further eliminates risks of error, incomplete compliance, or missed deadlines before issuing the Form 2 pack to buyers.

Automated alerts prompt users if any document is missing, reducing the chance of accidental non-compliance and contract cancellations.

As a result, both sellers and their legal advisors can complete disclosure obligations quickly and with confidence.

Common Mistakes to Avoid

• Using outdated certificates;

• Forgetting attachments like pool or building notices; and

• Delivering Form 2 after the buyer signs.

The takeaway: You can go it alone and risk these errors, or use SearchX to ensure your disclosure is complete, accurate and delivered correctly.

Frequently Asked Questions

What happens if there’s a mistake or missing document in Form 2?

An error or missing disclosure gives buyers the right to terminate before settlement or demand compensation. Non-compliance also creates legal and reputational risk for the lawyer/adviser.

Can lawyers customise automated checklists for different property types or transaction scenarios?

Yes, platforms allow firm and agent customisation for scenarios like units, commercial sites, or rural properties

What is the process for legal review and sign-off when using an automation tool?

Lawyers review all compiled documents in the system, confirm compliance, digitally sign off, and lock the audit trail for each property transaction.

How do automated systems handle updates or changes in Queensland property law compliance standards?

Updates to legal checklists and compliance rules are made centrally by the platform’s legal team, ensuring reports remain up to date with any law change.

Conclusion

From 1 August 2025, Form 2 is the foundation of property disclosure in Queensland. Done right, it builds trust. Done wrong, it can derail your sale.

The choice for sellers is clear:

• Go it alone and follow the manual checklist in this guide, accepting the risk of mistakes, delays, or termination.

• Or use SearchX, the platform designed to make disclosure simple, accurate and fully compliant.

With SearchX, you can prepare with confidence, protect your sale and move toward settlement without last-minute surprises.