What Does a Conveyancer Do? Complete Guide for Buyers and Sellers (2026)

Introduction

Buying or selling property in Australia involves more than signing a contract and handing over keys. Each transaction requires legal checks, statutory disclosures, financial adjustments and strict deadlines. This is where a conveyancer plays a critical role.

In 2026, conveyancers are more important than ever, particularly in Queensland, where the Property Law Act 2023 introduced mandatory seller disclosure and stricter compliance obligations. A mistake can now lead to contract termination, financial loss or legal disputes.

This guide explains what a conveyancer does, how they differ from solicitors and real estate agents, and why engaging one is essential for both buyers and sellers.

What Is a Conveyancer and Why Are They Essential in 2026?

A conveyancer is a licensed professional who specialises in the legal transfer of property ownership. They manage the technical, legal and administrative aspects of a property transaction from contract to settlement.

In 2026, conveyancers are essential because:

• seller disclosure laws are stricter

• documentation requirements are more detailed

• buyers have stronger termination rights

• timing and accuracy are legally critical

Without proper conveyancing support, transactions are far more likely to fail.

Conveyancer vs Solicitor vs Real Estate Agent

While these roles often work together, their responsibilities are very different.

• Real estate agents market the property and negotiate the deal.

• Conveyancers handle the legal process of transferring ownership.

• Solicitors provide broader legal advice and representation, often for complex or disputed matters.

Conveyancers focus specifically on property law and settlement procedures, making them highly efficient for standard residential transactions.

What Conveyancers Do for Buyers

Contract Review and Cooling-Off Advice

A conveyancer reviews the contract to identify risks, explains special conditions, and advises on cooling-off rights and key dates.

Title Searches and Due Diligence

They order and review:

• Title searches

• Survey plans

• Council and water searches

• Zoning and planning checks

In Queensland, they also review Form 2 Seller Disclosure Statements to ensure compliance.

Stamp Duty and Settlement Coordination

Conveyancers calculate stamp duty, arrange settlement funds, liaise with lenders, and coordinate with all parties to ensure settlement occurs on time.

Conveyancer Responsibilities for Sellers

Form 2 Preparation and Compliance (QLD)

For Queensland sellers, conveyancers play a central role in:

• Preparing or reviewing the Form 2 Seller Disclosure Statement

• Ensuring all prescribed certificates are attached

• Checking accuracy and expiry dates

• Confirming disclosure is delivered before the buyer signs

Mortgage Discharge and Title Transfer

They arrange mortgage discharge with the bank and prepare documents for title transfer at settlement.

Settlement Adjustments and Notifications

Conveyancers calculate adjustments for:

• Council rates

• Water usage

• Body corporate levies

They also notify authorities after settlement.

Conveyancing Timeline

A typical conveyancing timeline includes:

1. Contract review

2. Disclosure verification

3. Searches and checks

4. Finance and condition milestones

5. Settlement preparation

6. Settlement completion

Early engagement reduces delays and risk.

Key Differences Across States

Conveyancing exists nationwide, but responsibilities differ:

• Queensland: Mandatory pre-contract disclosure (Form 2)

• Victoria: Section 32 Vendor Statement

• NSW: Contract-based disclosure

Queensland conveyancing is now the most compliance-heavy.

Conveyancer vs Solicitor: When to Choose Each

Choose a conveyancer for:

• Standard residential purchases or sales

• Cost-effective, process-driven transactions

Choose a solicitor for:

• Disputes or litigation

• Complex commercial transactions

• Deceased estates or court-ordered sales

Some firms offer both.

Common Mistakes Without a Conveyancer

Without professional support, buyers and sellers often:

• Sign incomplete or risky contracts

• Miss statutory disclosure obligations

• Miscalculate stamp duty or adjustments

• Deliver Form 2 late or incorrectly

• Lose contracts due to termination rights

These mistakes are expensive and avoidable.

How SearchX Supports Conveyancers

SearchX enhances the conveyancing process by:

• Automating Form 2 document collection

• Ordering and tracking prescribed searches

• Flagging missing or expired certificates

• Packaging compliant disclosure packs

• Supporting legal review via SearchX Legal

This allows conveyancers to work faster, more accurately and with less risk.

Key Takeaways

A conveyancer is not optional in modern property transactions. In 2026, particularly in Queensland, they are essential for compliance, protection and peace of mind.

Whether you are buying or selling, engaging a conveyancer, supported by platforms like SearchX, ensures your transaction proceeds smoothly, lawfully and without costly surprises.