Two kinds of Gold Coast property raise questions a standard contract does not answer: an apartment in a body corporate, and a house on the water. Either way, the contract is usually one the selling agent has prepared.
Optimum Lawyers is a Parramatta property law firm that acts on Queensland and NSW property for clients across Australia. That matters on the Gold Coast, where the state border runs through the southern suburbs.

Have the contract read before you sign
We offer a free initial contract assessment. It is a brief first look at whether the contract appears ready for a full paid legal review. It is not the full review, and it is not free conveyancing.
Buying an apartment
- The body corporate certificate. It shows the levies, the sinking fund balance and any special levies already raised. It comes with the seller’s disclosure documents before you sign.
- The by-laws. They decide whether you can keep a pet, renovate, or let the unit to holiday guests.
- On-site management. Many Gold Coast buildings have an on-site manager under a long-term management rights agreement, paid for through the levies. Ask what it costs and how long it has left to run.
- The records. A search of the body corporate records shows disputes, defect claims and major works that are planned but not yet levied.
Buying on the water
- Revetment walls. Check the condition of the wall and who is responsible for maintaining it. Repairs are expensive, and the answer is in the title and council records, not the marketing.
- Pontoons and jetties. These usually need approval. An unapproved structure becomes the buyer’s problem at settlement.
- Flood and storm tide. Queensland’s seller disclosure does not cover flooding history. Check the council flood mapping and get an insurance quote for the address before the contract is unconditional.
One coast, two states
A property in Coolangatta is sold under a Queensland contract. One a few streets south in Tweed Heads is sold under a NSW contract, prepared by the seller’s solicitor or conveyancer before the property is advertised. The duty, the disclosure documents and the way the cooling-off period starts are all different. We act on both sides of the border.
Queensland contract basics
The cooling-off period is 5 business days from the day you receive the contract signed by both parties, and the seller can keep up to 0.25% of the price if you withdraw. There is none at auction. Since 1 August 2025 the seller must give you a seller disclosure statement (Form 2) and prescribed certificates before you sign.
Selling a Gold Coast property from interstate
- Disclosure before signature. Form 2, the body corporate certificate and the other prescribed certificates go to the buyer before they sign. If they are missing, the buyer may be able to terminate up to settlement.
- Holiday letting. If the apartment is in a letting pool, the letting agreement and any forward bookings need to be dealt with in the contract.
- Smoke alarms. Interconnected photoelectric alarms are required in a dwelling being sold.
Transfers without a sale
We also act on transfers of Gold Coast property between partners, after a separation, from a deceased estate, and into or out of a trust or self-managed super fund. Queensland transfer duty can apply to these, so get advice before anything is signed.
Lawyer or conveyancer?
A conveyancer can handle a simple purchase well. A property lawyer can also advise on what the body corporate records and management agreements mean for you, negotiate the contract, and act for you if there is a dispute with the seller or the body corporate. On an apartment purchase, that advice is most of the value.
What clients say about our Queensland work
“We’ve used his services on multiple properties on both local and interstate buying and selling”
Edgi Vega, Google review
Questions about conveyancing on the Gold Coast
What does a body corporate certificate tell me?
The levies you will pay, the balance of the sinking fund and any special levies. It does not replace a search of the body corporate records.
Can I holiday let a Gold Coast apartment?
That depends on the building’s approved use and its by-laws. Check both before you sign, not after.
Who is responsible for a canal revetment wall?
It varies with the property and how the wall was built and approved. We check the title and council records, and you should have the wall inspected.
Is a Tweed Heads purchase a Queensland contract?
No. Tweed Heads is in NSW, so NSW contract, disclosure and duty rules apply.
How long is the cooling-off period?
Five business days in Queensland, starting when you receive the fully signed contract. Auctions have none.
From Our Clients
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