The physical condition of the property
A building and pest inspection can help identify visible defects, safety concerns and signs of timber pest activity. Arrange inspections early enough to review the findings and obtain any further advice before the relevant condition expires.
Building and pest inspection arranged
Engage an inspector who holds the appropriate licences and insurance and has experience relevant to the property and local conditions. Confirm what the inspection covers and any areas that cannot be accessed.
Reports reviewed before the condition deadline
Read the complete reports and identify any major defects, safety concerns, timber pest findings, limitations or recommendations for further investigation. Discuss the contractual implications with your conveyancer or solicitor before the condition expires.
Further specialist advice obtained where needed
If an inspector recommends assessment by an engineer, electrician, plumber, pool specialist or another professional, consider whether that work can be completed within the available timeframe. Seek an extension through your conveyancer or solicitor if more time is required.
Pool safety position confirmed where applicable
Check the Queensland pool register and confirm whether a current pool safety certificate exists or a Form 36 notice has been provided. If you are buying without a current certificate, obtain advice about who must obtain one and the timeframe that applies after settlement.
What is registered on the title
Legal searches and disclosure documents can reveal registered interests, ownership arrangements and other matters affecting the property. Your conveyancer or solicitor can explain what has been identified and whether further enquiries are required.
Title search completed and reviewed
Confirm the registered owner, property description and any mortgages, easements, covenants, caveats or other registered interests affecting the title.
Registered interests considered
Understand how any easement, covenant or caveat may affect access, construction, maintenance or your intended use. The effect of each interest and any action required should be confirmed with your conveyancer or solicitor.
Seller disclosure documents reviewed
Review the seller disclosure statement and supporting documents provided for the property. Ask your conveyancer or solicitor whether anything is missing, inconsistent or requires further investigation.
Body corporate information reviewed where applicable
For a community titles property, review the body corporate certificate, community management statement, applicable by-laws, financial information, insurance and available meeting records. Consider levies, planned works, disputes and any restrictions relevant to your intended use.
Contract conditions and legal enquiries addressed
Confirm that the contract conditions protect the enquiries you intend to make and that any legal concerns have been addressed before a condition is satisfied or waived.
What you can actually do with it
Planning and approval checks should reflect how you intend to use or alter the property. First confirm whether the property is within Noosa Shire or the Sunshine Coast Council area, as different planning schemes and mapping systems apply.
Zone, local plan and overlays checked
Use the relevant council mapping system and other official mapping where appropriate. Confirm the zone, local plan and overlays affecting the property, then obtain professional advice where a constraint may affect your plans.
Existing structures and approvals investigated
Search available council records for building, plumbing and planning approvals. Online records may not provide a complete approval history, so consider further council searches or professional advice where a structure or use is uncertain.
Intended use checked
Confirm whether your intended use is permitted and whether further approval may be required. This is particularly important for short stay accommodation, secondary dwellings, home businesses and proposed development.
Development potential assessed
If the purchase depends on renovation, extension, subdivision or another development outcome, obtain advice from an appropriately qualified town planner or building professional before relying on that potential.
Vegetation and site constraints checked where relevant
For rural, hinterland or constrained properties, investigate vegetation mapping, bushfire, flooding, coastal hazards, access, services and other site conditions relevant to the property and your plans.
Making sure the numbers stack up
Confirm that finance and the broader purchase costs are manageable before the finance condition or another relevant condition is satisfied. An approval in principle does not necessarily mean the lender has approved the particular property or final loan.
Finance approval confirmed in writing
Confirm with your lender or broker that the loan has been approved for the property and purchase price, and understand whether any requirements remain outstanding. Seek advice before satisfying or waiving the finance condition.
Valuation and funding gap understood
If the lender values the property below the purchase price or approves a lower loan amount than expected, confirm how any funding difference and additional costs will be covered.
Insurance arranged at the appropriate time
In most Queensland residential purchases, the property is at the buyer's risk from 5 pm on the first business day after the contract date. Confirm the position under your contract and arrange suitable insurance promptly.
Transfer duty estimated
Use the Queensland Revenue Office estimator and confirm whether any concession may apply. Ask your conveyancer or solicitor when the duty must be lodged and paid for your transaction.
Total purchase costs confirmed
Allow for transfer duty, legal work, inspections, finance costs, insurance, settlement adjustments and any immediate repairs or compliance work. The amount varies with the property, purchase price and buyer's circumstances.
Before you go unconditional
Before the contract becomes unconditional, confirm with your conveyancer or solicitor that the relevant enquiries are complete, the condition deadlines have been met and you understand any remaining obligations.
Condition status and deadlines confirmed
Confirm which conditions have been satisfied, waived, extended or remain outstanding. Ensure any notice required under the contract is prepared and given correctly by your conveyancer or solicitor.
Inclusions and agreed matters confirmed
Check that fixtures, inclusions, exclusions and any work promised by the seller are recorded clearly in the contract or another enforceable written agreement.
Finance and settlement preparations remain on track
Confirm the settlement date, available funds, lender requirements and practical arrangements. Raise any timing concern with your conveyancer or solicitor as early as possible.
Going unconditional is a serious legal commitment. If the buyer does not complete the contract, the seller may have rights to terminate, retain the deposit and pursue other losses, depending on the contract and circumstances. Obtain legal advice before satisfying or waiving a condition if you are uncertain about any outstanding matter.
Different professionals examine different parts of a property purchase. Your conveyancer or solicitor, lender, building inspector, town planner and other advisers will not necessarily investigate the same matters. Good due diligence means understanding who is checking what, identifying any gaps and bringing the findings together before the contract becomes unconditional.