What Does a Conveyancer Do When You Buy a House?

Buying a house is one of the biggest financial decisions most people ever make, so it pays to understand exactly who is doing what behind the scenes. If you have ever wondered what does a conveyancer do, the short answer is that they handle the legal side of transferring a property into your name, from the moment you consider signing a contract right through to settlement day. In Queensland, that work carries real legal weight, and getting it wrong can be costly.

This guide maps the Queensland conveyancing process from start to finish. You will learn what a conveyancer actually does at each stage, how the standard cooling-off period works, what changed for buyers under Queensland's new seller disclosure rules, and when it makes sense to have a full-service law firm in your corner. If you are buying on the Gold Coast or anywhere in South-East Queensland, this is the roadmap.

What is a conveyancer, and do you need one in Queensland?

Conveyancing is the legal process of transferring the title of a property from one owner to another. It involves reviewing contracts, ordering searches, meeting strict deadlines, calculating adjustments, and completing the transaction so that legal ownership passes to you cleanly and on time.

Here is where Queensland differs from other states. In New South Wales and Victoria, licensed conveyancers can run their own independent businesses without being solicitors. Queensland has no separate licensed conveyancer profession. Under the Legal Profession Act 2007 (Qld), paid conveyancing work must be carried out by a solicitor who holds a current practising certificate, or by experienced support staff working under that solicitor's supervision inside a law firm. So when you see "conveyancing" advertised in Queensland, you are dealing with a law firm, whether the term used is conveyancer, solicitor, or property lawyer.

That distinction matters. It means your file is always backed by a qualified lawyer, and if a legal issue surfaces during your purchase, someone with the right expertise can step in straight away. You can read more about how OMB Solicitors handles property transfers on our conveyancing services page.

So, what does a conveyancer do when you buy a house?

At the highest level, a conveyancer manages every legal step between you agreeing to buy and you receiving the keys. They protect your interests by making sure the contract is sound, the property has no hidden legal problems, your deadlines are met, and settlement happens correctly. Done well, good conveyancing feels almost invisible: your conveyancer handles the paperwork and the pressure, and you simply turn up to sign. Below, we break the Queensland process into the stages your conveyancer works through.

The Queensland conveyancing process, step by step

1. Reviewing the contract and seller disclosure statement

The best time to involve a conveyancer is before you sign anything. Once you have found a property and are close to making an offer, your conveyancer reviews the contract of sale, explains your obligations, and negotiates special conditions such as finance and building and pest clauses.

There is also an important recent change to be aware of. Since 1 August 2025, Queensland's new seller disclosure regime under the Property Law Act 2023 requires the seller to give you a disclosure statement (Form 2) and a set of prescribed certificates before you sign the contract. This moves Queensland away from the old "buyer beware" approach and puts key information about the property in front of you upfront. Your conveyancer reviews that disclosure carefully, because if the seller fails to provide compliant disclosure, or the information is inaccurate or incomplete on a material issue you did not know about, you may have the right to terminate the contract before settlement. You can find a plain-English summary of these changes through the Real Estate Institute of Queensland. For a broader overview of what to expect, our guide to buying a residential property in Queensland walks through the essentials.

2. Signing the contract and the cooling-off period

Most residential sales in Queensland use the standard REIQ contract. Once both parties sign and you receive your copy, a statutory cooling-off period begins. This gives you five business days to reconsider the purchase. The period starts on the business day you receive a copy of the signed contract and ends at 5pm on the fifth business day.

If you decide to withdraw during that window, you must give written notice, and the seller may keep a penalty of up to 0.25% of the purchase price out of your deposit. On a $700,000 home, that penalty works out to $1,750. It is worth knowing that the cooling-off period does not apply to purchases made at auction, and that you can waive or shorten it in writing, though you should always take advice before giving up that protection. The Queensland Government sets out how the cooling-off period works in full. Your conveyancer will make sure you understand exactly where you stand and what your deadlines are.

3. Satisfying the contract conditions

Most contracts are "conditional" for a set period, meaning the sale depends on certain things happening. Common conditions include finance approval and a satisfactory building and pest inspection. Your conveyancer keeps track of every critical date, communicates with the agent and the other side's solicitor, and requests extensions where needed. Missing a condition date can put your deposit or the whole purchase at risk, which is exactly why having someone managing the timeline is so valuable.

4. Ordering property searches

Before you commit fully, your conveyancer orders a range of searches to uncover anything that could affect the property or your ownership of it. Depending on the property, these can include a title search, registered plans, rates and water searches, a land tax clearance, and, for units and townhouses, a body corporate search. Council, zoning, and flood-related searches may also apply. Your conveyancer interprets the results and flags anything of concern, such as easements, encumbrances, unpaid rates, or building work that was never approved.

5. Preparing for settlement

As settlement approaches, your conveyancer prepares the transfer documents, calculates the settlement figures, and adjusts rates, water, and any body corporate levies so that each party pays only for their share of the year. They also liaise with your bank or incoming mortgagee and arrange for transfer duty, still commonly called stamp duty, to be assessed and paid. Transfer duty is a significant cost, and first home buyers may be eligible for a concession that reduces or removes it. The Queensland Government's transfer duty resource explains who pays and which concessions apply.

6. Settlement day and beyond

Settlement is when the balance of the purchase price is paid and legal ownership passes to you. In Queensland, most settlements now happen electronically through the PEXA platform rather than in person. Once funds are exchanged and the transfer is registered, the property is legally yours and the keys are released. Your conveyancer then handles the final steps, including lodging the transfer for registration with Titles Queensland and notifying the relevant authorities that ownership has changed. At that point, the job is complete and you can move in.

Why use a full-service firm for your conveyancing?

Many property purchases run smoothly from start to finish. Others do not. A building inspection uncovers unapproved renovations, a title search reveals an unexpected easement, a contract contains an unusual clause, or a separation or estate issue complicates who can sign. When that happens, a standalone conveyancer may have reached the limit of what they can advise on.

Because OMB Solicitors is a full-service firm, our conveyancing sits alongside experienced property, business, family, and estate lawyers under one roof. Our property law team is led by a Queensland Law Society Accredited Specialist in Property Law, and we have been acting for Gold Coast buyers and sellers since 1968. If your purchase throws up a legal wrinkle, we can deal with it without sending you elsewhere. You can browse common questions on our conveyancing FAQs page.

Frequently asked questions

Do I need a conveyancer or a solicitor to buy a house in Queensland?

In Queensland the two are effectively the same thing. Because the state has no separate licensed conveyancer profession, all paid conveyancing must be handled by a solicitor or by supervised staff within a law firm. In practice, this means every Queensland conveyancing file is backed by a qualified lawyer.

When should I engage a conveyancer?

As early as possible, and ideally before you sign the contract. Having your conveyancer review the contract and the seller's disclosure statement upfront lets them flag risks, negotiate conditions, and protect your interests from day one, rather than after you are already committed.

How much does conveyancing cost in Queensland?

Costs vary depending on the property, whether you are buying or selling, and how complex the transaction is. Many firms offer fixed-fee conveyancing for standard purchases, with additional search and disbursement costs on top. For an accurate figure, it is best to ask for a quote based on your specific situation.

What is the cooling-off period when buying a house in Queensland?

The standard REIQ contract includes a five business day cooling-off period that begins when you receive a copy of the signed contract. You can terminate during this time by giving written notice, though the seller may keep up to 0.25% of the purchase price. The cooling-off period does not apply to auction purchases.

Can a conveyancer help if problems come up during the purchase?

Yes. A conveyancer identifies issues through the contract, disclosure statement, and property searches, then advises you on your options. Where a matter becomes genuinely legal, such as a dispute or a defect in title, a full-service firm can escalate it to the right specialist without delay.

Buying a home on the Gold Coast?

Knowing what a conveyancer does takes a lot of the uncertainty out of buying a house. The right team reviews your contract, checks the seller's disclosure, manages your deadlines, runs the searches, and gets you to settlement with your interests protected the whole way through. The single most useful thing you can do is bring a conveyancer in early, before you sign.

If you are buying or selling property in Queensland and want experienced, local guidance from a firm that has been part of the Gold Coast since 1968, get in touch with OMB Solicitors. We will explain your options clearly and take care of the legal detail so you can focus on your new home.