Since 1 August, every residential contract needs a compliant Form 2 - but we’ve already seen dozens done wrong. Miss a body corporate certificate or tick the wrong box? The buyer will be able to terminate any time before settlement! We unpack our key findings so far...
Get ahead of delays and risks by locking in your Form 2 before you list. We’ll show you what’s working - and what’s costing deals!
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Hi everybody - George Sourris, Empire Legal.
Today's topic: QLD's New Seller’s Disclosure: Empire's experience since the August 2025 rollout.
Queensland's new Seller Disclosure. Our experience since the August rollout. Today, I'm reading you an article I was asked to write last week for the Australian Institute of Conveyancers Victoria Division end of year magazine. Here it is.
On the 1st of August 2025, Queensland entered a new era of property transparency, with the official rollout of the Seller's Disclosure (Form 2) under the Property Law Act 2023.
For the first time, sellers across the state are required to provide a prescribed set of disclosures before a buyer signs the contract, covering everything from title matters and zoning, to encumbrances and body corporate information. The intent behind this reform is simple - to give buyers a clear picture of what they're purchasing before they commit and to reduce post-contract surprises.
It's a long overdue move that brings Queensland closer to the disclosure standards already adopted in other Australian jurisdiction. The Form 2 can be completed by the seller themselves, the real estate agent, an authorised third party, or a solicitor. In practice, most agents are not willing to take the risk or burden and are outsourcing the work.
Where theory meets reality.
At Empire Legal, our team has prepared hundreds of Form 2 disclosures since the rollout. And whilst the framework is solid in theory, in practice, it's been anything but smooth sailing. We've seen a concerning trend. Many providers are completing Form 2's incorrectly or omitting key sections altogether.
These might seem like minor oversights, but legally these emissions give buyers an ongoing right to terminate the contract, right up until settlement. In other words, one missing certificate or incorrect tick box could cost a seller the deal weeks down the track. The issue often stems from misunderstanding what must be attached for compliance, and preferencing speed over accuracy, which puts the deal at risk.
Turnaround time and search bottlenecks.
Another challenge we've encountered is turnaround time. The biggest delay - body corporate searches. These searches can take up to five business days to return, and are a "Prescribed Certificate" that must be attached for compliance.
How smart agents are adapting.
The good news is that top performing agents have already adapted. The best workflows we've seen are those that trigger the Form 2 process as soon as the Form 6 Appointment of Agent is signed. By obliging their clients to engage a law firm immediately, these agents ensure the disclosure pack is completed before the first buyer inspection.
This proactive approach allows good agents to sign a buyer up when they appear, instead of delays waiting for the Form 2 to be completed.
Looking ahead.
The Form 2 reform is here to stay, and whilst there's an adjustment period, it ultimately strengthens Queensland's property market by making transactions more transparent for buyers.
At Empire Legal, we've built our systems to streamline the process. Fixed fee pricing, clear turnaround times, and meticulous attention to compliance. We have over 2,700 five star reviews on Google and would love to help all Queenslanders with their property conveyancing.
Well, there you have a guys bit of an insight, bit of a peek behind the curtain of the first couple of months of Seller's Disclosure in Queensland, through Empire Legal's eyes.
Any questions, get in touch. Give us a like, give us a follow. Or if you have a client that needs help, send them our way. Thanks again, guys. Have a great day.
What you want when you're picking a provider to work with is a trusted choice. If you're thinking about engaging someone else, just Google them. Read their reviews. That'll be the true test, what the public says about that company. All the information you need to get started is on our website. Check out our Instagram and if we look like a good fit for your brand, all you need to do is refer us to your clients and we'll take care of the rest.
Guys, that's it for this week. Hope you learned a thing or two. Please feel free to get in touch if you've got any questions. Empire Legal - happy to help. Queensland's trusted choice for conveyancing. Over 2,700 Google reviews with a five star average. There's not many firms out there that have that five star average. With that many reviews, guys, and not to mention over 12,000 deals settled. Thanks guys. We'll see you next week.
Finally, if you haven't heard, we've launched our podcast. It's called Raising the Bar, where we story tell excellence in Queensland property. Here is the link to listen. If you prefer to watch, here is the YouTube link.
Also, stay up to date with our miniseries on Seller's Disclosure.
Thanks guys. We'll see you next week!
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Thanks for reading everybody. See you on the next one.
Ladies and gentlemen, please keep in mind that all advice is general in nature and does not constitute legal advice. This is authorised by George Sourris, Empire Legal, Brisbane, Queensland, Australia.
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Note: all information is general in nature and as each matter is unique please contact our office for tailored advices: the above does not constitute legal advice.