Searches for Property Buyers
When purchasing property, conducting thorough searches is essential to know exactly what you're buying into and understand any factors that could impact your plans or the property's value.
For example, you'll want to know if there are heritage restrictions that could limit renovations in a character area, or if there are upcoming development approvals that might affect your privacy or property value.
At Cozee, we ensure comprehensive due diligence through a structured approach to property searches, giving you peace of mind and protecting your interests throughout the conveyancing process. Our property search process is organised into several categories, each serving a specific purpose in revealing important information about your potential purchase.
Below you'll find detailed information about the various types of searches we conduct:
- Mandatory Searches - Required to ensure that what is stated in the Contract is correct
- Standard Searches - Commonly recommended searches for most properties
- Standard Community Title Scheme Searches - Essential searches for strata and community title properties
- Optional Searches - Additional searches that may be relevant depending on your property and circumstances
- Other Optional Community Title Scheme Searches - Specialised searches for complex strata situations
Mandatory Searches
In Queensland, certain property searches are conducted before settlement, ensuring buyers receive essential information about the property's legal status and any registered interests that affect the title.
| Search | Description | Your rights | Legal Requirement/Risk |
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Qld Title Search Cost: $32.00 |
Real property description including: title reference and owner, along with listing registered encumbrances, interests and administrative advices. |
If the seller doesn't provide current title search and registered plan copies with their disclosure, you can terminate the contract. If there's a material defect discovered (such as no legal access to a public road, incorrect property boundaries, or undisclosed easements), you can terminate the contract. If any defect is found (material or minor) and you notify the seller before settlement, you may be entitled to compensation. If the seller's warranties prove inaccurate (including if they're not the registered owner at settlement), you can terminate the contract or claim damages. |
Mandatory search. |
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Qld Plan Image (Registered Plan) Cost: $38.00 |
Location of land and size of lot. | Mandatory search. | |
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Registered encumbrances (e.g. easements), interest and administrative advices Cost: $62.77 per search |
Shows details of any encumbrances on the property, such as easements, registered leases, caveats, or administrative notices that may affect your use or ownership of the land. | Search conducted if an encumbrance has been registered on the Title. | |
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Department of Environment and Science: Contaminated Land Search Cost: $70.00 |
Checks if the property is listed on the Environmental Management Register or Contaminated Land Register, which would indicate potential soil or groundwater contamination issues. Note: This search doesn't cover all environmental matters under Queensland's Environmental Protection Act that could allow you to terminate the contract, so additional environmental searches may be recommended depending on the property's history. |
If the seller failed to tell you about activities or circumstances that could make the land contaminated, you can terminate the contract or seek compensation. You must exercise termination at least two business days before settlement. Any compensation claims must be made before settlement. |
If you don't conduct this search, you risk unknowingly purchasing contaminated land, which could lead to serious health hazards for you and your family, expensive cleanup costs that become your responsibility, legal liability issues, and restrictions on how you can use your property. The seller's disclosure may not reveal all contamination issues, leaving you to bear the financial burden and compliance responsibilities if contamination is discovered after purchase. |
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Rates Information Search
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Shows the current rates information available for the property. Outstanding infrastructure charges will not generally be shown in a rates search - for details of outstanding infrastructure charges, a planning and development certificate must be obtained. | Allows for adjustment in accordance with the Contract. | Without this search, you will be liable for any outstanding Council rates not paid by the seller. |
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Special Water Meter Reading
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Details water consumption amounts for the property over a specified period. *Included with rates search |
No contractual termination rights. Results may be used for adjustment under clause 2.6. Allows for adjustment in accordance with the contract (particularly prevents liability for large water costs if a leak has occurred or other high usage). |
Urban Utilities charges water consumption in arrears, and many settlements occur in the middle of a water consumption period. Clause 2.6 of the contract states that water usage can only be apportioned in the buyer's favour if a special water meter reading is conducted. If no water meter reading is conducted, then you will have to pay for the seller's water usage in the period between the last issued bill and settlement. |
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Land Tax: Clearance Search Cost: $57.68 |
Shows whether there are any outstanding amounts payable for land tax (which may become payable by the buyer). Either a clearance certificate or the amount owing will be provided in this search. |
Arrears of land tax are a defect in title which allows termination if not paid at settlement. Note that the commissioner may issue a notice requiring a buyer to pay part of the purchase price equal to the unpaid land tax directly to the commissioner. |
Without a land tax certificate, property buyers may be unaware of any outstanding land tax liabilities associated with the property, leading to unexpected financial burdens. The land tax stays with the title and becomes the new owner's liability. If a property changes hands without properly addressing land tax liabilities, it may result in disputes between the parties involved. |
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For Community Titles Scheme purchases |
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Form 33 Information Certificate and BCCM Insurance* (*If purchasing in a community titles scheme) Cost: $150 |
Information certificate and BCCM insurance details. Provides levy information, by-laws, lot entitlements, and insurance details. (Particularly advisable if instructions are not to undertake a body corporate records search, which is more extensive and recommended.) |
Termination under contract for breach of warranty and termination rights for inaccuracy in disclosure statement or breach of implied warranty. Time limits apply to the exercise of these rights. |
Without this search, you may be unaware of body corporate issues, outstanding levies, restrictive by-laws, or insurance problems that could affect your use of the property or result in unexpected costs after settlement. |
Standard Searches
Listed below are enquiries available through your local council. These enquiries may allow you to terminate the contract (at any time before settlement) if they reveal:
- The property is being used unlawfully
- Services to the property (like water, sewer, or power) that pass through neighbouring land are not legally protected by registered easements, building management statements, or statutory authority
- Services that cross through your property but don't serve it are not properly documented in the contract, and this has a material impact
| Search | Description | Your rights | Legal Requirement/Risk |
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Flood Level Request/Search
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Some council areas have free flood information online and FloodCheck Queensland has historical data. Checks show whether the property has flooded and the level of the last flood. *No comprehensive council report available. Manual checks on FloodCheck Queensland and publicly available town planning resources. |
No contractual termination rights. | Floods can cause significant damage to properties in Queensland, but with the right precautions and knowledge, you can mitigate the risks. As contracts do not allow for termination rights due to properties being in a flood-affected area, it's not only important to run this search, but to run it as soon as possible if you have not considered the risk. |
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Department of Transport & Main Roads: Property Search Cost: $46.00 |
Covers transport projects, such as main roads, railways, busways, public transport corridors and cycle ways. This enables the purchaser to verify whether or not the department has or may have an interest in the purchased property. The department will not provide information on proposals for resumptions not currently approved. |
Termination under contract (at any time before settlement) if there is a current proposal in relation to 'transport infrastructure' that affects the land. |
Without this property search, the presence of easements or encumbrances related to roads, highways, or infrastructure may go unnoticed. These restrictions can impact property use and development plans. Failing to check for road widening projects in the vicinity of the property may result in future disruptions, compulsory acquisitions, or loss of land. |
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Property/Building Notices *Included with rates search
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Provides information about show cause and enforcement notices affecting the property. |
Termination for breach of disclosure obligations if an outstanding notice given to the seller is not provided to the buyer with seller disclosure. Termination under contract prior to settlement if an outstanding notice was issued prior to the contract date. |
By not requesting the property/building notices search, you may miss critical information about the property's history, such as outstanding notices, orders, or violations related to building, planning, or environmental issues. These issues could lead to costly repairs or fines down the line.
Undisclosed notices or orders from the local council could impact the property's value and marketability in the future. |
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Bankruptcy Register Search Cost: $40.18 per person |
The bankruptcy register provides information concerning the name of the bankrupt, dates of bankruptcy, and orders. | Termination under contract if seller is bankrupt. | The risk of not conducting a bankruptcy register search when buying property is that you may not be aware of any potential bankruptcies or insolvency issues involving the seller. If the seller is bankrupt or insolvent, there might be restrictions on their ability to sell the property, and the transaction could be deemed invalid or subject to legal challenges. |
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Tree Orders Cost: Free |
Details of orders in relation to trees on the Property. | Termination prior to settlement under statute if the seller doesn't provide a copy of any tree application or order prior to the contract. | If there are tree preservation orders or restrictions on the property that you are unaware of, you could inadvertently violate these orders by removing or altering protected trees. This can lead to legal penalties, fines, and enforcement actions by the local authorities. |
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QCAT Records for Tree Applications and Dividing Fences Cost: $28.91 |
Search of the tree register and any minor civil disputes in relation to the Neighbourhood Disputes Act 2011 (Qld). Price may vary for searches that require investigation exceeding one (1) hour. | Termination under contract may be possible. | Not conducting a QCAT search means you might miss any ongoing or past legal disputes related to the property. This could include unresolved issues between current or previous owners, tenants, neighbours, or local authorities. Being unaware of such disputes can lead to unexpected liabilities or complications for you as the new property owner. |
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Energex/Ergon: Property Search Cost:
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Shows whether the property is connected under normal tariff conditions, whether it's connected under guarantee conditions and the amount of any guarantee, the conditions required for connection if the property is not currently connected, and whether there are any underground cables running through the property. | If an easement over cables is undisclosed, you may terminate the contract if the easement is material, or claim compensation before settlement regardless of whether the easement is material or immaterial (if you choose not to terminate). No termination or compensation rights apply if the easement is only a proposed easement. | Not running an Energex or Ergon property search risks potential safety hazards, compliance issues, and unexpected costs. The search provides critical information about electrical infrastructure, utility connections, and regulatory requirements, helping you make informed decisions and avoid problems during property purchase or development. |
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Court Registers - Supreme, District and Federal Courts and QCAT Cost: Free
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Shows whether an action has been commenced by or against the seller, the nature of any action commenced, and provides copies of all originating summons, interlocutory proceedings, orders, appeals, bills of costs and writs. | You can terminate the contract if there are any unpaid court judgments, orders or writs against the property, including if the seller is bankrupt. | Without searching the court registers, you might unknowingly buy a property involved in legal disputes. These could include problems with ownership, property boundaries, easements, or other claims. If there are undisclosed court judgments or orders against the property, you could face unexpected costs and become responsible for settling the seller's debts or complying with court orders that now affect your property. |
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Personal Property Securities Register Cost: $2 per person/company
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Shows if any personal property on the land has loans or debts secured against it - this is important because items you think you're buying with the property (like equipment or fixtures) could be repossessed by lenders. | The seller must provide the property (including land, buildings and chattels) free from any debts or claims, except those already disclosed to you. If a security interest isn't properly removed at settlement through the correct paperwork, you may be entitled to terminate the contract. | Without this search, you might unknowingly buy items that still have money owed on them. For example, if the property includes equipment, fixtures, or fittings that have outstanding loans, the lender could repossess these items even after you've bought the property, leaving you without what you paid for. |
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Company (if applicable) Cost - $10 per company |
Details of the seller corporation including directors and ABN. | Termination under contract if the seller corporation has provided false information about their corporate status or authority. |
A company, organisation and business names search is essential to ensure that the property is not owned or encumbered by a company with potential financial issues or legal complications. There may be undisclosed liabilities, legal issues, unforeseen ownership changes, insolvency and tax liabilities. |
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Organisation and Business Names (if applicable) Cost - $10 per organisation
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Details of organisation name, ABN, type of company, registration date and whether the organisation holds a professional licence or registration. | Termination under contract if a breach of a warranty. |
A company, organisation and business names search is essential to ensure that the property is not owned or encumbered by a company with potential financial issues or legal complications. There may be undisclosed liabilities, legal issues, unforeseen ownership change, insolvency and tax liabilities. |
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All costs are third party costs, and as such are approximate only and subject to change. We do not add our own margin to any of these third-party costs. |
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Standard Community Title Scheme (CTS) Searches
If you are buying a property in a community title scheme, there are risks that can only be identified by conducting certain investigations. Ongoing body corporate fees (including special levies) for maintenance, management and existing issue rectification can impact affordability. Disputes with other owners over decisions, governance, or by-laws can create tension.
Restrictions imposed by by-laws on pets, parking, and property modifications may not align with your preferences or how the property has been represented to you. Shared responsibilities for maintenance and repairs can lead to delays, while the scheme's financial health may affect deferred maintenance or trigger special levies. Increasing body corporate fees can impact ongoing expenses, and future development changes may affect property values. Inadequate insurance coverage could leave individual units vulnerable.
Without these searches, we may not be able to provide you with sufficient advice to make an informed decision.
| Search | Description | Your rights | Legal Requirement/Risk |
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Qld Community Management Statement (CMS) Search Cost: $12.98 |
Provides real property description, title reference, encumbrances, registered leases, location of land, caveats, lot entitlements, by-laws, details of progressive development of the scheme, and administrative advices. |
You can terminate the contract if the seller doesn't provide a current copy of the community management statement with their disclosure. You can terminate the contract if a material defect is discovered. You may be entitled to compensation if any defect is found (material or minor) and you notify the seller before settlement. You can terminate the contract or claim damages if the seller's warranties prove incorrect, including if they're not the registered owner at settlement. You can terminate the contract if the search reveals an undisclosed body corporate asset (such as a lease). |
Without this search, you might be unaware of the specific rules, by-laws, and management arrangements that govern the complex. You could miss important information about restrictions, your rights and responsibilities, ongoing costs, and what areas are allocated for your exclusive use (such as parking and storage spaces). This lack of knowledge could lead to unexpected surprises, conflicts with other owners, and difficulties following the community title scheme rules. |
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Qld Title Search of Common Property Cost: $32.00 |
Provides real property description, title reference and owner of the common property. |
You can terminate the contract if the seller doesn't provide a current copy of the community management statement with their disclosure. You can terminate the contract if a material defect is discovered. You may be entitled to compensation if any defect is found (material or minor) and you notify the seller before settlement. You can terminate the contract or claim damages if the seller's warranties prove incorrect, including if they're not the registered owner at settlement. You can terminate the contract if the search reveals an undisclosed body corporate asset (such as a lease). |
Without this search, you might not know who owns the common areas or what restrictions affect them. You could be unaware of legal issues, disputes, or limitations on your rights to use shared facilities like pools, gardens, or parking areas. |
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Body Corporate Orders (Form 3 BCCM) from Body Corporate Commissioner Cost: $34.86 |
Provides details of orders made against a particular community titles scheme. These are formal legal directions from the Body Corporate Commissioner, QCAT, or courts to resolve disputes or address problems, such as orders to carry out building maintenance or repairs, spend money on common property improvements, or resolve disputes between owners and the body corporate. |
You can terminate the contract if there's an order requiring work to be done or money to be spent on your lot or the common property. You may be entitled to compensation only if the order was issued before the contract was signed. |
The risk of not requesting Body Corporate Orders is being unaware of any legal orders or disputes involving the property's body corporate, which could lead to unforeseen liabilities or complications after purchasing the property. |
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Body Corporate Records Search Costs:
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A review of body corporate records to identify issues not covered by the Form 13 Certificate, including levy information, by-laws, lot entitlements, insurance, details of management and letting agreements, referee's orders, special levies, or where the minutes disclose works required due to building defects such as structural issues, water leak issues, combustible cladding or concrete cancer. The Body Corporate Records search in most cases includes the Queensland Community Management Statement, so you will not have to request both searches (unless otherwise advised by the body corporate). |
You can terminate the contract for breach of warranty or if you're materially disadvantaged by issues found in the body corporate records inspection, inaccuracies in the disclosure statement, or breach of implied warranty. Time limits apply to exercising these rights. |
Without a body corporate records search, you might miss important problems like hidden debts, ongoing disputes, or financial issues with the building's management and maintenance. You also can't verify that the property is actually as advertised, which could lead to unexpected costs and problems after you buy. |
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All costs are third party costs, and as such are approximate only and subject to change. We do not add our own margin to any of these third-party costs. |
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Optional Searches
Optional searches provide additional information that may be relevant depending on your property's location, age, and intended use.
| Search | Description | Your rights | Legal Requirement/Risk |
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Building (and Plumbing) records search Costs:
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Details of building approvals and inspections. |
There are no contractual termination rights for lack of building approvals. | You may be purchasing a home with unapproved structures, which can lead to legal issues, insurance problems, safety concerns, or hefty modification or demolition costs to comply with council regulations. Reselling could be difficult, and you might be liable for additional council rates or fees. It can also affect your ability to claim insurance if problems arise. Overall, skipping this search can result in significant financial and legal consequences, making it a risky decision in the property buying process. |
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Planning and Development Certificate (Limited) Costs:
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Shows town planning information (zoning, use, future use), a summary of the provisions of the planning scheme and regulatory provisions applying, any designations applying to the premises, and information from the infrastructure charges register. May reveal if the property cannot be used as intended. |
May provide termination or compensation rights where a misrepresentation regarding the Property has been made. |
Potential lack of knowledge about crucial planning and development information related to the property. Without this search, buyers and developers may be unaware of zoning restrictions, planning overlays, development approvals, and other critical information that could affect the property's use, development potential, and compliance with regulations. It may be more beneficial to speak directly to a town planner if you wish to develop the property, as this certificate only provides general and basic information. |
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Queensland Building and Construction Commission – Residential Insurance Search Cost: $74.27 |
Application for a certificate stating whether or not an insurance agreement has been entered into for house building/construction on the land. This check will indicate whether the property is covered under the Queensland Home Warranty Insurance Scheme. The insurance lasts for 6 years and 6 months from when the premium is paid, though it can be extended if construction took over 6 months. It may also assist with any defects that develop after the purchaser has moved in. | There are no contractual termination rights. | This search is run to check if the property is covered by the Queensland Home Warranty Scheme. Without this information, you might face several potential risks, including lack of financial protection, difficulty in resolving disputes, impact on resale value, and limited legal resources. |
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Department of Resources: Vegetation Management Report Cost: $26.72 |
Details: • Requirements under the Vegetation Management Act 1999 (Qld) for clearing vegetation • Whether land is high risk and clearing is subject to the protected plants framework under the Nature Conservation Act 1992 (Qld) |
There are no contractual termination rights. | Not conducting a Vegetation Management Report search may put you at risk of legal non-compliance, development limitations, environmental impact, financial losses if you discover vegetation management issues after purchase, and land use restrictions. |
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Department of Environment and Science: Protected Plants Flora Map Flora survey trigger map Cost: $26.72 |
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There are no contractual termination rights. | Not conducting a Protected Plants Flora Map search may put you at risk of legal non-compliance, development limitations, environmental impact, financial losses if you discover the presence of protected plants after purchase, and land use restrictions. |
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Heritage Database searches Cost:
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Searches the National, World, Commonwealth Heritage and Queensland Heritage lists, Register of National Estate (Non-Statutory archive), and List of Overseas Places of Historic Significance to Australia. A nil result will be provided if there is no match. Search is conducted on street name and suburb only. |
Contractual termination right (at any time before settlement) if listed on register or is affected by Queensland Heritage Act 1992 (Qld). | If the property is on the Australian Heritage Database, there may be legal obligations, future development limitations, and impact on property value. |
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Powerlink: Property Search Cost: $91
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Shows if Powerlink Queensland has an interest in or within 500 metres of a property, or if Powerlink Queensland is investigating a new route which may affect the property. |
If there's an undisclosed easement for power cables: • You can terminate the contract if it significantly affects the property • You can claim compensation before settlement (whether the impact is significant or minor), unless you choose to terminate instead No termination or compensation rights if it's only a proposed easement that hasn't been registered yet. |
Risks of not conducting this investigation include purchasing a property with electrical infrastructure issues, development limitations, easements and restrictions related to power infrastructure, or future utility projects in the area that could impact the property's surroundings or value. |
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Department of Environment and Science: Coastal Management District Search Cost:
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This search establishes whether land adjacent to tidal water (including land on the coast) is subject to the provisions of the Coastal Protection and Management Act 1995. |
There are no contractual termination rights. | Without this search, you might unknowingly break coastal protection rules or be unaware of environmental restrictions on your property. This could result in damage to the local environment, delays getting approvals for any work, and higher insurance costs due to coastal risks. Conducting this search helps ensure you comply with regulations and make informed decisions about coastal properties. |
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DATSIP Cultural Heritage Search Request Cost: $26.72
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A search of the cultural heritage database and register for people undertaking low-risk activities (Category 1 - no ground disturbance) under the Aboriginal Cultural Heritage Act and Torres Strait Islander Cultural Heritage Act. |
There are no contractual termination rights. | Potential lack of awareness of cultural heritage significance associated with the property. Without this search, buyers and developers may inadvertently undertake activities that could harm or disturb culturally significant sites, leading to legal consequences, project delays, and damage to cultural heritage. |
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Biosecurity Register Search Cost: $78.86
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Details of biosecurity risks present on the property. |
There are no contractual termination rights. | Potential exposure to biosecurity risks and invasive species on the property. Buyers and landowners may be unaware of any existing biosecurity restrictions, pests, or diseases, leading to the spread of harmful organisms and legal implications. Conducting this search is crucial to mitigate biosecurity threats and comply with regulations. |
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Inland Rail Cost: Free
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Details of inland rail freight line. Particularly relevant if purchasing near Kagaru, Ebenezer, Calvert, Helidon, Gowrie, Inglewood, Yelarbon and Goondiwindi. Further enquiries and costs may be necessary if the property is directly affected or is in proximity to the line. |
Termination under contract (at any time before settlement) if there is a current proposal in relation to 'transport infrastructure' that affects the land. | Potential lack of awareness regarding planned or existing inland rail infrastructure in the vicinity of the property. Without this search, buyers and landowners may be unaware of the impacts of the inland rail project on their property, such as noise, vibrations, and potential compulsory acquisition. This lack of knowledge could lead to unexpected disruptions, reduced property value, and difficulties in future development or sale. |
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Drainage/Sewerage Plans - Residential Current Plan Only Cost:
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Position of sewerage and drainage pipes. May show if parts of the property cannot be used as intended. Please note: many plans are not registered with council, and these are non-refundable costs to each Council. |
You may be able to terminate the contract (at any time before settlement) if services to your property (like water, sewer, or power) that run through neighbouring land don't have proper legal protection through registered easements, building management statements, or statutory authority. | Potential lack of awareness of the property's drainage system, leading to issues like flooding, water damage, and drainage disputes. This may result in expensive repairs, reduced property value, and difficulties in managing stormwater effectively. |
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Department of Resources - Mining: Local Area Mining Permit Cost: $26.72
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The report provides basic information regarding current exploration permits, current production permits, current information permits, and current constrained areas. This report will also show if any resource authorities have been granted over the land and if there are any applications pending. |
No contractual termination rights (unless there is an access agreement). | Potential lack of knowledge about active or planned mining activities in the vicinity. This could lead to unexpected disruptions, safety issues, and limitations on property use and development, affecting the property's value and usability. |
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All costs are third party costs, and as such are approximate only and subject to change. We do not add our own margin to any of these third-party costs. |
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Other Optional Community Title Scheme Searches
Specialised searches for complex strata situations.
| Search | Description | Your rights | Legal Requirement/Risk |
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Certificate of Occupancy Costs: Brisbane - $142.31 Sunshine Coast - $133 Cairns - $154 Gold Coast - $200 Ipswich - $208.60 Logan - $410 Moreton Bay - $168 Redland - $151.20 |
Advises whether council has a record of certificate(s) of occupancy for commercial or multiple dwelling premises. A certificate of occupancy confirms that a building is safe and suitable for occupation according to approved building plans and building codes. A copy of the certificate is included (if applicable). Certificates of classification apply to commercial or multiple dwelling building approvals approved after 1 April 1976 with the introduction of the Building Act 1975. | Termination under contract if there is no certificate of occupancy issued at settlement (where a certificate is required) or for failure to give vacant possession. | The risk of not requesting a Certificate of Occupancy search is potential non-compliance with building regulations and safety standards. This may lead to legal and insurance issues, occupant safety concerns, and difficulties in property transactions or obtaining necessary permits for future use or development. |
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Queensland Fire and Rescue Service – Brisbane Region Cost: $227.30 |
Fire safety report per building. This search assesses whether there are any outstanding notices issued by Fire & Rescue. Please note this council search is requested and obtained for the purpose of conveyancing. Searches cannot be completed for Class 1(a) buildings (i.e. single dwellings being detached houses, townhouses, terrace houses, row houses or villas (exception: boarding houses)), vacant land, car parks or driveways. Additional fees may apply. | There are no contractual termination rights. | The risk of not requesting a Queensland Fire and Rescue Service - Brisbane Region search is the potential lack of awareness regarding fire safety compliance and hazards on the property. This may lead to safety risks, insurance complications, and legal liabilities if fire safety measures are not up to code or are inadequate. |
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All costs are third party costs, and as such are approximate only and subject to change. We do not add our own margin to any of these third-party costs. |
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