If you are ringing around for conveyancing quotes, one sure way to know if the service provider is cutting costs is to ask about the number of searches that they will do. If they are not doing the standard ones mentioned below, they are not doing a thorough job. REMEMBER: You get what you pay for!

When you are buying a property, one of the major things that will need to be done as part of the conveyancing process is the property searches. These searches, which are done in Queensland normally after the Buyer has signed a Contract are designed to find out if there are any problems with the property or the Seller that would materially prejudice the Buyer. That way, the Buyer knows before they hand over the money at settlement, because afterwards it is too late to complain.

Because the purchase of a property is such a significant investment, it is wise not to skimp on the number of searches that you do.

Standard Property Searches done in Queensland

The standard property searches that most Solicitors will do for you if you are buying a property (and the ones that Quicklaw recommends and are included in the DIY conveyancing service) are:

• Titles Search – this search gives you the correct description of the property, confirms who the true owner is, and tells you about any encumbrances over the property

• Registered plan search – this search gives you a copy of the plan for that property (showing you the shape and size) and its position in the street

• Contaminated land search – this search tells you whether the property you are buying is included in the Qld Government contaminated land register (for instance if it was previously a mine or dump or some other operation that contained hazardous substances)

• Land Tax search – this search tells you if the Owner owes any land tax in relation to the property. If the owner did not pay it before settlement, the monies due would pass on to you as the new owner

• Bankruptcy/Company search – tells you if the owners are bankrupt/wound up – if so, they could not hand over the ownership of the property to you without the Official Receiver in Bankruptcy’s approval.

• Main Roads search – ascertains whether the property will be affected by any road planning proposals.

• Local Authority search – what is included in this search will vary from Council to Council, and the cost will also vary. Normally, the search includes a wealth of information, including the rates position, whether the Council has any requirements or requisitions over the property, building approvals and non approval, and information about whether the property is affected by flooding, and the existence and whereabouts of drainage and other pipelines over the property.

• Water Search – this search will reveal what, if any, fixed access and sewerage charges apply to the property, as well as any outstanding charges for Water Consumption that may be owing. You may also be able to obtain a special water meter reading to give you up-to-date information on usage. Depending where the property is located, this search will either be done through Council or a separate Water Authority such as Urban Utilities or Allconnex.

For Units and Townhouses:

Some additional searches are standard – they include:

• Body Corporate Adjudicators search – to see if there are any claims regarding the Body Corporate by any of the Unit Owners

• Body Corporate Inspection of Records Search – this is a physical inspection which is done to see what body corporate levies are owing, the insurance, and a host of information about the goings on in the Body Corporate (eg disputes, any litigation, budget forecasts, etc)

Cost of Standard Searches

The search outlays will vary depending on the Local Council search, but the following is a rough guide:

Vacant Land: $350 to $400

House and Land:  $400 to $450

Unit/Townhouse: budget on around $500 to $600

Additional Searches that may be required: