Checklist 04 of 06 — Before Going Unconditional
Going unconditional is the most significant commitment you make in a property purchase. Everything on this checklist should be completed before you remove your conditions and accept full legal and financial responsibility for the property at the agreed price.
This checklist works alongside your conveyancer, not instead of them. Many of these items are managed by your conveyancer — but you need to understand what is being done and respond quickly when action is required from you.
The building and pest inspection is the single most important due diligence step you will take. It needs to happen quickly after signing, be thorough, and the results need to be fully understood before the condition expires.
Arrange this immediately after signing. In Noosa's subtropical climate, termite activity is a genuine and common risk. Use an inspector with local experience who knows what to look for in this specific environment. Never waive this step to win a deal.
Read the full report, not just the summary. Note any items categorised as major defects, safety hazards or items requiring further specialist assessment. Discuss findings with your conveyancer before the inspection condition expires.
If the building inspector recommends further assessment, such as an engineer's report, a specialist mould assessment or a pool structural report, commission it within the condition period. Do not defer specialist reports until after going unconditional.
Queensland requires a current pool safety certificate for properties with pools sold by private treaty. Confirm the certificate exists and is current, or negotiate who is responsible for obtaining compliance before settlement.
Title searches reveal the legal interests affecting the property. Your conveyancer manages this process, but understanding what they are looking for and why it matters helps you make informed decisions before going unconditional.
The title search confirms the registered owner, mortgages, easements, caveats and covenants. Your conveyancer should explain each registered interest and what it means for your intended use of the property before you go unconditional.
If easements appear on the title, understand exactly where they sit on the land and what restrictions they impose on construction, use and maintenance. Overlay easement positions on any proposed building footprint before committing.
Any caveat registered on the title must be explained and resolved before settlement. Your conveyancer should advise what the caveat means, who registered it and what is required to have it removed before the property can settle.
For strata and community title properties, obtain and read the full disclosure statement. Check the sinking fund balance and forecast, any pending special levies, meeting minutes for disputes or major works, and by-laws on short-stay letting.
For community title schemes, the statement sets out the rights and obligations of lot owners. Review the by-laws, any exclusive use arrangements and sections relevant to your intended use of the property.
Planning checks confirm whether the property can be used, developed and operated in the way you intend. These checks are fast and free, and they should be completed before going unconditional, not after.
Run the property address through both the Noosa Council online mapping portal and the SPP Interactive Mapping System. Confirm which overlays apply and what the implications are for construction, insurance and use.
Search the Noosa Council DA portal for the specific property address. Confirm all visible structures have building approvals and, where applicable, final inspection certificates. Any unapproved structure should be discussed with your conveyancer before going unconditional.
If the property has been operating as short-stay or if short-stay income is part of your rationale, confirm the approval is current via the DA portal, confirm in whose name it is held and whether it transfers with the property or requires reapplication.
If your plans depend on a specific use or development outcome, confirm the zone permits it by checking the Noosa Plan 2020 directly. If there is any uncertainty, obtain a town planning report or a pre-lodgement meeting with council before going unconditional.
For rural and hinterland properties, check the Property Map of Assessable Vegetation. Understand what each vegetation category means for clearing rights before going unconditional on a property where clearing is part of your plans.
Going unconditional without formal finance approval is one of the most significant financial risks a buyer can take in Queensland. Formal approval, not pre-approval, is what you need before you remove the finance condition.
Formal approval is written confirmation that the specific property at the specific price has been assessed and approved for the specified loan amount. Do not go unconditional on pre-approval or conditional approval alone.
If the property values below the purchase price, your lender may reduce the approved loan amount. Understand the implications before going unconditional if the valuation has not yet been returned.
In Queensland, risk generally passes to the buyer at contract signing for private treaty sales. Building insurance should be in place from the moment you sign, not from settlement. Confirm your policy is active and the sum insured is adequate.
Calculate the transfer duty payable using the Queensland Revenue Office estimator. Confirm the funds will be available by the settlement date. Transfer duty is typically due on or before settlement and must be paid before title can transfer.
Total purchase costs in Queensland typically add 3 to 5 percent to the purchase price when you include transfer duty, conveyancing fees, inspection costs, loan establishment fees and pre-paid adjustments for rates and water. Confirm you have sufficient funds for all costs.
These are the final checks to complete before removing your conditions and committing to the purchase unconditionally. Once conditions are removed, you are legally committed to completing at the agreed price on the agreed date.
If there is any ambiguity about inclusions, confirm in writing with the agent or vendor before going unconditional. Disputes about inclusions at settlement are common and avoidable. Solar systems, batteries, pool equipment, window treatments and appliances should all be explicitly confirmed.
Confirm the settlement date is still achievable given your finance approval, any outstanding searches and your practical arrangements. If you need to vacate existing accommodation on a specific date, ensure settlement and any occupation provisions align.
Check with your conveyancer that all required notices, such as notices to complete or extensions to condition periods, have been served correctly and within the timeframes specified in the contract. Missed deadlines can have serious legal consequences.