It's a legal document that sets out key details about your property — things like title information, easements, zoning, encumbrances, and building or environmental matters — that must be given to a buyer before they sign the contract.

Yes. Since 1 August 2025, it's a legal requirement under the Property Law Act 2023 for almost all residential property sales in Queensland. It applies regardless of when the property was listed.

The buyer can terminate the contract at any time up until settlement, and you'd have to refund everything they've paid, plus interest. There's no way to contract out of this requirement.

If the error relates to a material matter — something significant enough that the buyer wouldn't have gone ahead had they known the truth — the buyer can also terminate on that basis, provided they weren't already aware of it. This applies even if the mistake was unintentional, which is why it's worth having it prepared properly rather than filling it in yourself.

The law doesn't give a fixed list — it's left open to interpretation and depends on the specific facts of each sale. Generally, it means something a reasonable buyer would consider important to their decision to buy: things like unregistered easements, known building defects, zoning restrictions, or unresolved disputes over the property. The one carve-out is council rates and water service charges — errors there don't count as a material matter on their own. Because the line isn't always clear-cut, it's part of why having your Form 2 prepared by a solicitor matters.

Yes — certain "prescribed certificates" also need to be provided, and if your property is a unit, townhouse, or otherwise part of a body corporate, that includes a body corporate certificate (Form 33 or 34). We arrange all of this as part of the service.

Once you order, we typically have everything drafted, searched, and ready for you to sign within 3-5 business days.

You can, but because the consequences of an inaccurate or incomplete disclosure fall on you as the seller — not your agent — most sellers prefer to have it prepared and checked by a solicitor rather than risk a buyer using it to walk away from the sale later.

Before the buyer signs the contract — not before they make an offer. In practice, that means it needs to be sorted before you're ready to accept an offer, so it's best to organise it as soon as you decide to sell or list.

The $900 (house, no body corporate) and $1,100 (unit/townhouse/body corporate) fees include all required searches, disbursements, and — where applicable — preparation of the Form 33/34.

Real estate agents play an important role in the sale process, but many sellers choose to have their Form 2 prepared by a property lawyer to ensure the disclosure complies with Queensland's legal requirements.

Yes. Properties within a community titles scheme often require additional documentation, including body corporate information and other prescribed documents.

Many vacant land transactions also require seller disclosure. The exact documents required will depend on the nature of the property and whether any exemptions apply.

A Form 33 is a Body Corporate Certificate used when selling most units, townhouses and other properties within a Queensland community titles scheme. It provides important information about the body corporate, including levies, insurance, by-laws, assets, liabilities, and other matters that may affect a buyer's decision to purchase the property. Under Queensland's seller disclosure scheme, a Form 33 is one of the prescribed certificates that generally accompanies the Form 2 Seller Disclosure Statement for most community titles scheme properties.

A Form 34 is a Body Corporate Certificate used for specified two-lot community titles schemes in Queensland. It serves a similar purpose to Form 33 by providing buyers with important information about the scheme, but it has been specifically designed for eligible two-lot schemes, which have different management and disclosure requirements from larger body corporate developments. If your property is part of a qualifying two-lot scheme, a Form 34 will generally be required instead of a Form 33 as part of the seller disclosure process.

When you instruct Dylan & Inns, your Form 2 is prepared by experienced Queensland property lawyers who understand the practical requirements of residential conveyancing.

We offer:

• Fixed-fee pricing with no hidden surprises.

• Fast turnaround times.

• Preparation by experienced property lawyers.

• Secure online ordering.

• Clear communication throughout the process.

• Queensland-wide service from our Gold Coast office.

Whether you're selling a house, townhouse, unit or vacant land, we can prepare your Form 2 Seller Disclosure Statement so you're ready when it's time to sign the contract.