In Queensland, a signed offer may be the proposed contract itself. Have a Queensland solicitor or law practice review it and explain its terms before you sign.
Understand what you are offering
Ask how the offer will be submitted
Confirm whether the agent is requesting a verbal indication, written expression of interest or signed contract. Do not assume an offer is informal simply because negotiations are continuing.
Obtain the proposed contract before signing
Review the property details, price, deposit, settlement date, included items and proposed conditions. Ask a Queensland solicitor or law practice to explain the contract and recommend any changes required for your circumstances.
Review the seller disclosure documents
Where the Queensland seller disclosure scheme applies, the seller must provide the disclosure statement and prescribed certificates before the buyer signs the contract. Read the documents and identify anything requiring clarification or further investigation.
Decide which contract conditions may be required
Depending on the purchase, this may include finance, building and pest inspection, due diligence, the sale of another property or another condition recommended by your solicitor or law practice. The wording and deadlines matter.
Understand the property
Check the zoning and local planning overlays
Use Noosa Council's planning scheme mapping to identify the zoning, local overlays and planning provisions that may affect the property. Mapping is a starting point and should be read with the relevant planning scheme requirements.
Search the development application records
Search the property and nearby land through Noosa Council's development application tracking service. Review relevant approvals, applications, plans and conditions rather than relying only on the description shown in the search results.
Confirm whether your intended use may be lawful
If you are considering short stay use, investigate both the lawful planning basis and the separate local law approval requirements. For a secondary dwelling, dual occupancy, subdivision, home business or substantial building work, confirm the relevant planning requirements before relying on that possibility. Professional planning advice may be required.
Review relevant state planning mapping
The State Planning Policy Interactive Mapping System shows mapped matters of state interest. The Development Assessment Mapping System helps identify certain state development assessment triggers and referrals. Neither replaces the local planning scheme or advice about the particular property.
Identify any location specific investigations
Depending on the property, this may include flood, bushfire, coastal hazards, vegetation, access, water supply, wastewater, slope, retaining structures or other site conditions. Focus on the matters relevant to the particular land and intended use.
Planning maps and search results should be checked against the relevant scheme provisions, approvals and supporting documents. If the intended use or development potential matters to your decision, seek appropriate planning or legal advice before relying on it.
03 Finance, insurance and costsUnderstand the numbers
Confirm that your preapproval remains current
Ask the lender or mortgage broker whether any information needs updating and whether the proposed property type, location or intended use may require further assessment. Preapproval does not guarantee final approval.
Understand what remains before final loan approval
Ask whether a valuation, signed contract, updated financial information or other checks will be required. Confirm whether the proposed finance condition allows a realistic assessment period.
Investigate insurance where it may affect the decision
Insurance availability, cover, exclusions and premiums can vary by property and insurer. Where these matters may influence your offer, obtain information or an indicative quote and confirm what still needs to be assessed.
Estimate the complete cost of the purchase
Consider transfer duty, legal fees, searches, inspections, loan costs and any immediate ownership expenses. For body corporate property, also consider levies and any known special contributions.
Form your own view
Review recent comparable sales
Compare settled sales with similar location, land, building type, size, condition, outlook and other characteristics. A nearby sale is not necessarily comparable simply because it has the same number of bedrooms.
Review the property's listing and sales history
Use reliable property data and available records to understand previous campaigns, advertised price changes and recorded sales. Treat this information as context rather than proof of the property's current value.
Consider the alternatives currently available
Compare the property with other suitable options in the same price range. Differences in condition, planning constraints, ownership costs and location may be more important than the advertised price alone.
Set your price and proposed terms
Decide the maximum price that suits your circumstances and identify the deposit, settlement timing and conditions you require. Do not base the decision on assumptions about the seller's motivation or competing interest.
Know what still needs checking
Arrange an initial title review
Ask your Queensland solicitor or law practice to review the title information, lot and plan details, registered owner and relevant registered interests. Further searches may be required to understand easements, covenants or other matters affecting the land.
Understand the limits of seller disclosure
The Queensland seller disclosure statement does not cover every matter. Structural soundness, pest infestation, flooding history, previous building or development approvals, planning restrictions, connected services and asbestos may require separate investigation.
Review the body corporate information where applicable
For a community titles property, review the seller disclosure statement, body corporate certificate and community management statement provided before signing. Minutes, financial records, insurance information and other body corporate records may also warrant further review.
Confirm that the appropriate professionals are available
Depending on the property and proposed contract, this may include a Queensland solicitor or law practice, lender or mortgage broker, building and pest inspector, town planner, accountant, appropriately licensed financial adviser or another specialist. Confirm availability before agreeing to short contractual deadlines.
The appropriate advice depends on the property, the proposed ownership structure and your intended use. An accountant can provide tax and accounting guidance, although legal, credit or financial product advice may require another appropriately qualified professional.
Before signing or submitting an offer, continue to the Contract Review Checklist and have the proposed contract reviewed by a Queensland solicitor or law practice. Do not wait until the offer has been accepted.
A pre-offer review will not answer every question. It should help you understand the proposed commitment, form a considered view of the price and ensure that unresolved matters are addressed through suitable contract conditions or further investigation.